Expectations, As Well As Assist In Resolving Any

Transcription

Dear Oakwood Customer:
Thank you for choosing Oakwood Homes to build your new home. We take this responsibility
seriously and are honored to work with you.
The purpose of this handbook is to guide you through the process of buying and building your new
home. It details the responsibilities of both Oakwood Homes and you – our customer – before,
during and after you occupy your new home. You will even find valuable tips on the proper care
and maintenance of your home.
Within this handbook is also a complete explanation of the warranty on your home outlining what is
and is not covered. Please review this section carefully and direct any questions you may have to
your Sales Representative.
We are pleased to have a Customer Advocate Group that serves as a liaison between you and
Oakwood. They are there during the entire building process to help set and communicate
expectations, as well as assist in resolving any issues as quickly and efficiently as possible.
If you have questions after you close on your home, you can address them with a Customer Care
Representative. As you will see, we have processes in place to ensure that you receive a prompt,
documented answer to any of your concerns.
Again, thank you for selecting Oakwood Homes. As Denver’s leading builder, we will work hard to
maintain your trust. We are here to serve you!
Sincerely,
OAKWOOD HOMES, LLC
Patrick H. Hamill, President
Information About Your New Oakwood Home
Name of your community:
___________________________________________
Your address:
___________________________________________
___________________________________________
Your lot and block number:
___________________________________________
Oakwood Homes Corporate Office: Phone: 303-486-8500
4908 Tower Road
Denver, CO 80249-6684
Fax: 303-843-0745
Oakwood’s New Home Center:
18655 E 48th Avenue
Denver, CO 80249-6663
Phone: 303-486-8600
Fax: 303-843-9018
Oakwood’s Customer Care
Phone: 303-486-8690
4908 Tower Road
Denver, CO 80249-6684
Email: [email protected]
Fax: 720-554-6566
If an emergency during business hours, call the above Customer Care number.
Paint brands and colors used in your Oakwood home:
Interior Paint:
Brand name: ___________________________________________
Semi gloss:
Exterior Paint:
__________________ Flat: ____________________
Brand name: ___________________________________________
Body: _________________________Trim: ___________________
Dear Oakwood Homes Customer:
Sometimes during the home buying process we must tell you, “We regret that we're unable to grant
your request.” I realize that from your perspective this response may seem unreasonable, however let
me explain why we may occasionally answer your request this way.
We strive to make Oakwood Homes one of the most buyer-driven builders in the Denver area, and we
work diligently to understand your point of view and respond to your needs. Still, it is not uncommon
for people who've been exposed to the “give away” offers of other homebuilders to enter one of our
sales offices and ask our Sales Representatives what we are offering with regard to incentives. Our
answer is simple and straightforward: “We offer the best housing value in the marketplace…period.”
How do we do it? Oakwood Homes is committed to offering you More House for Less Money. We
took an in-depth look at every phase of the construction process and asked, "Is this the best, most
efficient way of doing it?" To some of the questions we answered "no," so we figured out why and
fixed it! By streamlining the construction process, we're able to save time, energy and resources, and
those savings are passed directly on to you. Plus, we've become the builder of choice for our vendors to
work with. Together, our employees and trade contractors work as a team that understands what they
each must do to build a quality product.
We have also dedicated ourselves to giving you More Choices in how your home looks and what you
have in it. Oakwood offers one of the most extensive lists of options available in the industry. Enough
choices to make your home exactly how you want for your lifestyle and budget. And throughout the
process, we'll make this a More Enjoyable Experience for you.
Therefore, we are confident we’ve arrived at a successful approach that gives you both the most
outstanding home you can buy for your money and the opportunity to select the features you really
want…not what some builders offer through a promotional “give away.”
Oakwood’s commitment to you carries over into our customer service. A Customer Care Advocate will
teach you about the different steps involved in building your home and will set an expectation for what
is to come during this exciting process. They are there to address any concerns that you might have. In
addition, our community teams have your interests at heart during the building process, and after it is
completed you can count on Oakwood’s Customer Care.
We pride ourselves in being fair and consistent regarding all of your concerns with your home. We
always meet or exceed our warranty guidelines and standards of quality. However, we are not staffed,
nor do we have the procedures that allow us to make individual changes to a home. This could disrupt
the smooth flow of our production system and potentially jeopardize our ability to craft complete, wellbuilt homes. So, please understand why we sometimes have to say, "We're sorry, but we are unable to
grant your request."
Sincerely,
OAKWOOD HOMES, LLC
Patrick H. Hamill, President
BUYING YOUR HOME
A Message from Oakwood’s President
Congratulations!
1
The Sales Agreement
2
Mortgage Overview
3
Loan Application Checklist
4
Appraisals
6
Valuation of the Home
6
Loan Processing
7
Loan Approval
8
Contingencies
8
Why Use an Oakwood Preferred Lender
8
Loan Application Points to Remember
9
Visiting Oakwood’s New Home Center
10
Deposits
11
Waivers
11
BUYING YOUR HOME
Congratulations on the purchase of your new home!
We are confident that you will find that your decision to buy an Oakwood home was an exceptional one
and that your experience will be rewarding.
The benefit of home ownership goes far beyond the significant income tax advantages homeowners now
enjoy. It is an important part of fulfilling the American Dream.
Yes, buying a home can seem complicated, but Oakwood Homes, with its experience, strives hard to
make the home buying process as pleasant as possible. Your Oakwood New Home Counselor is there to
help you every step of the way. From your Purchase Agreement through loan application, construction,
pre-closing and closing, if you have any questions or concerns, don’t hesitate to ask.
We ask that you carefully review this manual, which will take you from the home buying experience
through home warranty and home maintenance. We want to notify you now of certain things we cannot,
or will not, do so that you do not become dissatisfied with us later.
Your satisfaction is our company’s top priority.
Your Oakwood New Home Counselor is: _______________________________________
Telephone number is: _______________________________________________________
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Oakwood Homes, LLC - Buying Your Home
The Sales Agreement
The Sales Agreement is the legal document that represents your decision to purchase a home. It includes
a description of your home (both a legal description and the street address), financing information,
homeowner’s association information (if applicable), and additional legal provisions. The features of the
community determine the specific items.
Special Note
Several standard forms are used when you buy your new Oakwood home. The Sales Agreement is
subject to management approval at Oakwood Homes. All parties must sign all forms and attachments
before the Sales Agreement becomes binding.
Option List
The Option List has the plan number and elevations (exterior design) of the home you
have selected. This is followed by a list of the options you have chosen for your new
home and the price of each option.
House Sale Contingency
This documents whether you have a home to sell in order to execute the contract. It will also give you
the time frames in which these conditions must be met.
Mortgage Financing
The Mortgage Financing section of the Sales Agreement states that you are responsible for completing a
full loan application no more than five (5) business days following your contract date (Sales
Agreement). A full credit approval letter must be sent to Oakwood Homes no more than forty-five (45)
business days following the contract date (Sales Agreement). Full credit approval is subject only to final
appraisal and inspection and the closing on your existing residence, if applicable. These timelines may
be shorter depending on the community or stage of the home.
You will receive an incentive for using our preferred lender, Cherrywood Home Loans. If you select a
lender other than an approved lender, there may be additional steps and requirements by you and/or
your lender.
Radon Policy
The Radon Policy section states Oakwood Homes does not test for radon. However, if you wish to test
for radon at your expense and the results exceed four (4) pico curies per liter, Oakwood Homes shall
reimburse up to $400 towards the mitigation, when you provide Oakwood with invoices from a
qualified company. The testing company must be certified by the Environmental Protection Agency as a
party who may conduct Radon gas testing; documentation of such certification must accompany the test
results. Oakwood Homes will not accept any documentation relating to testing, request for
reimbursement, documentation of certified testing agency or invoices from a qualified company after
ninety (90) days of your closing date; nor will Oakwood Homes be liable for reimbursement of costs
related to testing and/or mitigation thereof.
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New Home Center Selection Policy and Change Order Policy
These sections state that you will deal directly with Oakwood Homes’ New Home Center to customize
your interior selections. Shortly after your contract is written you will be asked to schedule an
appointment with the New Home Center.
This section also explains Oakwood Homes' policy regarding making changes to your custom list. No
changes are allowed once your Purchase Agreement has been signed. This addendum also gives you a
time frame to finalize your new home color selections. No changes are allowed after the contract is
written. It is important to finalize these selections within the given time period.
Appraisal Provision
The Appraisal Provision section states that upgrades selected at Oakwood’s New Home Center are
solely at the option of the purchaser. Purchaser needs to be aware that it is possible that upgrades may
not be considered part of the value of the home at the time of the appraisal. In this case, purchaser may
be required to pay any such amount for upgrades at closing.
Important Disclosures
The Sales Agreement provides information regarding soils disclosures as well as Oakwood’s arbitration
policy.
Homeowners Association/Metro District
Purchaser acknowledges that a Homeowners Association maybe established for the
purpose of owning, operating and maintaining the common areas and facilities on the
community. There is an assessment on the property according to the community.
Mortgage Overview
The lender you select will supply you with a loan application package. You are
responsible for applying for your loan (mortgage) no more than five (5) business days
of your contract date (Sales Agreement). Once the loan application has been
completed, you will receive one or more requests for additional information, forms
and verifications. You must agree to provide the information and forms requested
within 72 hours.
Oakwood will provide the certificates and other information concerning the
construction of your home that are necessary to complete your application and finalize
your loan.
Expenses of Your Loan
You must pay for all the usual expenses incidental to applying for and consummating
your loan. This may include, but may not be limited to, appraisal fees, loan application
fees, commitment fees, origination fees, appraisal and survey fees, credit report fees,
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as well as insurance premiums for mortgage title insurance and mortgage guaranty
insurance. Oakwood Homes will not be obligated to pay any such expenses. Your
lender can give you an estimate of these expenses.
Accuracy is Critical
During the loan process you may be asked some questions regarding your current
financial status. It is crucial that you understand how important this is. The ultimate
goal is to find a mortgage that will satisfy both your needs and the requirements of the
mortgage company. In order to do this, your lender is going to need the most accurate
information you have in order to expedite the process. During the process your loan
officer may ask you for additional paperwork. This is not unusual. Do not hesitate to
ask questions as to why you need to provide certain information.
It is rare when a situation arises that your loan officer has not encountered in the past.
Do not hesitate to discuss any concern that you have regarding your assets, income or
credit. The lender’s job is to understand completely your particular financial
circumstances. It is best that you disclose all information accurately and completely.
Overlooked items or inaccurate data can cause delays – or totally stop the loan
application process.
Special Note
If at any time during the loan process you have questions OR POTENTIAL
CHANGES TO YOUR FINANCIAL SITUATION, please call your loan officer
immediately.
Loan Application Checklist
All information on the application will be reviewed at your meeting with the loan
officer. The amount of documentation and information required for a mortgage can
seem overwhelming, but do not hesitate to ask questions.
The following checklist is a general guide prepared by Oakwood Homes to assist you
with the loan application. Some of the items listed may not apply to you.
A. Property Information
 The Sales Agreement will include the legal description of the property
and the price.
B. Personal Information
 Social Security number.
 Home address (es) for the past two years.
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


Work and home telephone numbers.
Divorce decree and separation agreements(s), if applicable.
For bankruptcy, a copy of Discharge and Schedule of Creditors, as well
as written explanation explaining the circumstances.
C. Income
 Pay stub(s) for the past month, indicating year-to-date income.
 Documentation of any supplemental income: bonuses, commissions,
etc.
 Names, addresses and telephone numbers of all employers for the past
two years.
 W-2 forms for the past two years.
 If you are a commissioned sales professional, have rental properties, or
file as a sole proprietorship you may need to provide your last two
years, completed federal tax returns with all schedules (1040s).
 You are considered self-employed if you own more than 20% of a
corporation or partnership. You may need to provide the complete
business returns with all schedules for the last two years as well as your
complete personal 1040’s for the last two years.
 For “S” Corporation, Corporation or Partnership; tax returns with all
schedules and year-to-date profit & loss statement.
 Documentation of any alimony or child support, if such income is to be
considered for the loan. You will need to provide twelve months proof
of receipt.
D. Real Estate Owned
 Names, addresses, telephone numbers and account numbers of all
mortgage lenders for the past two years
 Copies of leases and two year’s federal tax returns for any rental
property.
 Market value estimate.
E. Liquid Assets
 Names, addresses, phone numbers and account numbers for all bank
accounts (including credit union, 401K, and investment accounts). You
will need to provide two months’ statements.
 Copies of the last two months’ consecutive bank statements for all
checking, savings, stocks and retirement accounts and from any source
of funds that will be used towards your down payment, for closing or to
prove reserves. Any large deposits will need to be explained and
documented.
 For any vested interest in retirement funds, IRAs, etc. You will need to
provide two months’ statements.
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F. Liabilities
 Name, address, telephone numbers of landlord for past two years, if
applicable.
 Approximate balance and monthly payment on auto and mortgage loan,
if applicable.
 Alimony or child support payments.
Special Note: You may be asked to pay an Application Deposit at the time of loan
application for a credit report, credit report supplements, appraisal, etc. This fee will
be credited back to you at closing.
Appraisals
Part of your home buying experience is the appraisal process. The appraisal is not
actually done until you are about thirty to sixty days from closing.
It is very important that you keep the following steps of the process in mind
throughout several transactions of your home buying experience:

When you decide on your custom selections, please keep in mind the
average dollar amount spent at your community. Your New Home
Counselor will be very helpful in this selection process.

Items such as appliances and home theater equipment may not be
included in your total home appraisal. Because they are not
permanently attached to the home and could be taken out of the home at
any time, these items may need to be paid for over and above your
deposit and down payment amount.

One of the many benefits of purchasing an Oakwood home is that you
have an opportunity to go to Oakwood’s New Home Center and select
from hundreds of floor coverings and counter-top selections. Again, it
is imperative that you keep in mind the “average” spent at your
community as well as on the particular model, which you have selected.
Valuation of the Home
If your loan is FHA insured or guaranteed by VA, you will not be obligated to
complete the purchase of the property or to incur any penalty by forfeiture of earnest
money deposits or otherwise; unless, as applicable, either (i) we have delivered to you
a written statement issued by the FHA setting forth an appraised value of the property
for mortgage insurance purposes of not less than the contract purchase price, or (ii)
you certify on the VA application for home loan guarantee that the contract purchase
price does not exceed the reasonable value of the property established by VA. We, or
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the lender as our agent, will deliver to you the value of the property established by
VA. We, or the lender as our agent, will deliver to you the FHA statement promptly
after such value statement is made available to us. The valuation is arrived at to
determine the maximum insurable mortgage amount. This is not a warranty of the
value or condition of the property. You should be satisfied that the price and condition
of the property are acceptable. If you have sufficient funds, you may proceed with
your purchase regardless of the valuation established by the FHA. The sales price of
the home being purchased may be higher than the appraised value. Despite this
difference, you are still obligated to purchase the property under the terms of the
contract.
Loan Processing
Once all of the preliminary information has been given to your loan officer,
verification forms will be sent to your employer(s), bank(s) and current mortgage
company or landlord to begin building your loan application package. A credit report
and an appraisal of the property will be ordered. Your lender will provide you with a
Good Faith Estimate and a Truth-in-Lending Disclosure.



The Good Faith Estimate lists the costs you will incur in financing your
new home.
The Truth-in-Lending Disclosure shows the total cost to you over the
term of the loan for your specific financing.
Verification of Employment (VOE) forms may be sent to all current
and past employers. The VOE will show the date you began your
employment, the amount of money you earned last year and how much
you have earned so far this year. The VOE also indicates what bonuses
and overtime pay you have earned. The VOE is completed, signed by
the employer and returned to the mortgage company.
Special Note: A verbal VOE is often done 2-3 days prior to closing.
Should your employment situation change prior to closing contact your
loan officer immediately.


Verification of Deposit (VOD) forms may be sent to each banking
institution listed on your application. The bank(s) will indicate the date
you opened each of your accounts, the average balance in each account
for the last three (3) months and the amount of money you have in each
account on the day they complete the form. Any loans or overdraft
accounts you have with the bank will also be shown.
Mortgage companies and landlords listed on your loan application will
complete Verification of Mortgage (VOM) forms – reporting how
much you owe them, your monthly payment and manner of payment.
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


They will normally indicate whether you made your payments on a
timely basis.
The credit report will show the amounts of money you owe each of
your creditors. Minimum monthly payments and also your manner of
payment.
The appraisal on the property validates the dollar amount that the lender
is willing to loan.
Based on the information in your loan application, additional
supporting exhibits may be required, such as a Gift Affidavit, Divorce
Decree, Lease Agreements, HUD 1, Relocation Agreements, etc.
It normally takes several weeks for these reports and forms to be returned to the
mortgage company. If any delays are encountered, the loan officer may contact you for
assistance. The credit reporting agency may call you to verify that the information they
have gathered is correct.
Once all required documentation has been compiled, you may be asked to write letters
with regard to your assets, income or credit. Please remember that your mortgage
company requests these letters to assist you in obtaining the financing for your new
home. It is easy to become frustrated with the loan application process. Do not hesitate
to discuss your concerns with your loan officer. They can provide experienced insights
on the reasons for what may seem to be petty and redundant requests.
Prior to the processor working up your file, they will verify the final sales price. Make
sure that all addenda to Exhibit A (changes, deposits, options) have been sent to the
lender. This will assist the lender in determining the exact loan amount. If any changes
occur that will affect the sales price after this time, the loan may have to be
resubmitted, which could delay final loan approval, or additional items may have to be
paid for in cash.
Loan Approval
Several weeks after your first meeting with the mortgage company, you should receive
loan approval. If your loan is not fully approved 45 days after contract, the seller can
cancel the contract.
Contingencies
Loan approvals sometimes have “conditions of approval.” The sale of a previous home
or proof of funds are two typical examples. Please be sure to discuss any concerns you
may have about such conditions with your loan officer and obtain any requested
documentation as soon as possible.
Once all contingencies are met, final loan approval can be obtained.
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Why Use Oakwood’s Preferred Lender?

Builder Incentive: Oakwood will pay an incentive towards reducing
your closing costs if you use our Preferred Lender.

Long Term Locks: Locks of interest rates of up to twelve (12) months
are available, depending upon the type of financing.

Representation at the Closing: A representative from Cherrywood
Home Loans, not just the closer from the title company, will attend
your closing to be available if you have any questions.

Accountability: Have you ever heard the horror story of someone
showing up at their closing only to discover that their costs suddenly
increased? And, at the closing table, it’s too late to start over. If you
want to know how close the original estimate to the actual closing is for
Cherrywood Homes Loans, just call the title company. They do every
closing and they experience first-hand how pleasant some closings are
and how difficult other closings can be.

Delivering Oakwood’s Promise: Oakwood Homes and Cherrywood
Home Loans have access to the same database and meet every day to be
sure we are delivering a better buying experience.

Bottom Line: Using Cherrywood Home Loans is a win-win for all
parties involved. If you are thinking about another lender, and that
source appears to be a better way to go, get the facts. Compare the
Good Faith Estimate from Cherrywood Home Loans with the Good
Faith Estimate from the non-preferred lender.
Loan Application Points to Remember

Your lender will usually conduct a verbal verification of employment
immediately prior to closing. If something changes in your employment
situation, contact your loan officer right away.

Your lender will usually pull another credit report immediately prior to closing.
Keep paying your bills on time.

Do not co-sign for anyone. This new debt will be considered in your
qualifying ratios and could prevent you from qualifying for a loan.
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
Do not loan anyone any money that you will need for the closing.
Documentation that these funds are re-payment of a promissory note is difficult
and may be viewed as a gift, which may or may not be allowed on your type of
financing.

Do not restructure your debt. If you open a new account and/or payoff and
close others, you have eliminated your credit history. Opening a new account
creates a new inquiry to your credit file. These things can actually reduce your
credit score, even though your overall debt payments have been reduced.

Don’t change jobs without consulting with your loan officer. Changing jobs is
not always bad, but it can sometimes change your loan approval status.

Don’t enter into a “no interest for 6 months” contract. This actually appears on
your credit report as a new debt with payments from the date you signed the
contract. This can have a negative impact on your credit score.

Don’t finance any new obligations, such as cars, credit cards, furniture, etc.
The debt will be counted against you and may prevent you from qualifying for
your home loan.
When in doubt or if you have any questions, contact your loan officer.
Oakwood’s New Home Center
Oakwood’s New Home Center is committed to providing you with the opportunity to
personalize the interior of your home. Our 10,000 square-foot facility is specially
designed to offer you many choices. Your own personal Design Consultant will assist
you in making your home a place of comfort, elegance and function, tailored to meet
the needs of your individual lifestyle.
Your Design Appointment
You’ve signed the contract for your new home. You are very excited about your
purchase and wonder what you should do next. Your New Home Counselor will set
your appointment for your Buyer Orientation at the New Home Center.
Oakwood’s New Home Center is pleased to offer you many diverse choices for the
interior of your home, as well as, numerous landscaping packages. To assist you in
preparing for your individual design appointment, we ask that you attend a Buyer
Orientation. The Buyer Orientation is specific to your Community, and should be
14
attended prior to your design appointment, so that you may become familiar with the
included features in your home.
During the Buyer Orientation you will be given a personalized Buyer Choice Packet
detailing included features and choices with pricing specifically designed for your
floor plan. You will be given a tour of the New Home Center and instructions on how
to use your Buyer Choice Packet. Then you are free to roam the New Home Center
choosing selections. You will then schedule your Design Appointment and
Finalization Appointment.
The Design Appointment will be conducted prior to the Finalization Appointment.
This time is designed for you to meet one on one with a Design Coordinator to review
your selections and ask any questions you may have. The Design Coordinator will
also review your Buyer Choice Packet to ensure that you have everything selected for
the Finalization Appointment. At the time of your Finalization Appointment you are
required to have the Buyer Choice Packet completely filled out detailing all of your
selections. We encourage you to visit the New Home Center as many times as you
need.
Length of Appointment
You may be wondering why you will need to spend so much time with your personal
Design Coordinator. Oakwood’s New Home Center offers over 2,500 design
selections and because we want your new home to meet the needs of your lifestyle, we
guide you through each room so that you can determine the character and style of your
home. Whether faucets, door hardware, hardwood or tile flooring, or tile or slab
countertops, the New Home Center has all that you can imagine and we want to make
sure that you have the opportunity to make your dreams come true.
Deposits
Some of the options available at our New Home Center require deposits at the time
that you sign the contract for your design selections. The items include, but are not
limited to, non-standard laminates that are non-neutral in color, non-neutral carpet
colors, the selection of two (2) carpet types or colors in your home. We may also
require an additional deposit if the total dollar amount of your selections exceeds the
average amount spent at your community. Checks are the only form of payment we
accept and should to be made payable to Oakwood’s New Home Center.
Waivers
We offer many options at the New Home Center that require special care and
maintenance. We also have some options with inherent characteristics that limit their
15
performance and suitability for certain applications. We will do our best to inform you
if you make a selection that falls into either of these categories. You may choose to
select the option despite the possible care requirements or limitations. Due to the fact
that we do not want to constrain you, we will ask that you sign a waiver stating that
you have been informed about and understand the limitations or possible maintenance
challenges with a given selection. Please inform your Design Coordinator if you wish
to avoid making such choices.
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BUILDING YOUR HOME
Level Production
1
Controlled Construction Volume
1
Centralized Scheduling
1
Consistent Workflow
1
Completion Dates
1
Pre-Construction Meeting
2
Buyer Action Forms
2
Courtesy Walk
3
Oakwood’s Four Quality Checks With You
3
Preparation Phase
4
Construction Begins
4
The Foundation
4
Water and Sewer Laterals
5
Preparation for Framing
5
Insulation and Drywall
6
Exterior Work
6
Interior Work
6
Final Steps
7
Community Team
7
Construction Site Visits
7
Pre-Drywall Orientation
8
New Home Demonstration
8
Purchaser’s Verification of Completion
9
Purchaser’s Notification for Warranty Exclusions
11
Independent Home Inspections
11
Homeowner’s Insurance
11
Closing Day
12
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The Final Numbers
12
Town an Country Title’s Role
12
Closing Documents
13
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BUILDING YOUR HOME
Level Production
Our process, which others have said is revolutionary, ensures a high quality home, at a
great price with more choices and an enjoyable buying experience.
Controlled Construction Volume
We control the number of homes we build so we do not over-stretch our resources or
sacrifice quality for the sake of volume.

Foundation starts: Your foundation may be put in and it may sit awhile
prior to any additional construction activity. Depending on the
community, we will frame start from one (1) to four (4) homes per
week. You can assist this process by having your selections and
financial details complete prior to foundation start.
Centralized Scheduling
All scheduling is handled through Oakwood’s Central Communication Post. This
allows us to increase our efficiency and allows our Builders to concentrate on the
quality of your home.
Consistent Workflow
Trade contractors like working with Oakwood because of the consistent workflow and
the industry-rare weekly pay.
Completion Dates
We have streamlined our construction process; however, there are three elements that
we do not directly control:



Weather
Labor from our trade contractors
Material Shortages
You will be given a Construction Schedule specific to your community. This
Construction Schedule will allow you to follow the construction progress of your
home. Oakwood operates on a workday process versus a calendar-day format. Our
schedule corresponds to a specific workday. If we have a weather day, whether it’s too
cold, raining or snowing, we will adjust the construction schedule as needed.
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It is important that we have three (3) full days from the time you have your
demonstration/orientation to closing so that we may address concerns listed on your
demonstration walk, if any. It is also important that we do not rush the process. We
hope you will be in your new home for many years and having those 3 days will assist
all of us in the process to deliver a complete home.
You will be given the date for your closing once cabinets have been installed in your
home.
Pre-Construction Meeting
You will meet one-on-one with your Builder and your New Home Counselor for a
review of your file so that we build your home the way you ordered it. We will also
discuss what you can expect during the construction process and answer any questions
you may have.
Regular Communication
Your New Home Counselor will call you weekly to update you as to the status of your
home. They will indicate which workday your home is on.
Buyer Action Forms
During the construction process, you may see something that you do not understand. If
there is anything that concerns you, please contact your New Home Counselor. The
Counselor will document the concern in writing so that we have a record and, except
on weekends, we will respond to you within 24 hours of our receipt.
We fully recognize the need to address your concerns, and we have a process for
responding to them. Per your sales contract, there are no verbal agreements. To initiate
our buyer action form process, please do the following:

Step 1: See your Oakwood New Home Counselor and explain your question
or concern.

Step 2: Your New Home Counselor will document your concern, so please be
sure that your concern is in writing.

Step 3: Your New Home Counselor will give you an estimated time of when
we will have a written response back to you.
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
Step 4: If necessary, we will schedule a courtesy meeting with you at your
new home for the purpose of completing the explanation.
Please remember that our Builders, and their personnel, have a detailed and timeconsuming task in building your home. For this reason, we ask that you address your
questions and concerns as outlined above.
Please allow your New Home Counselor and field personnel time to respond to your
inquiries. This process has been established so that you are continually in
communication with the individuals in our company who are the most familiar with
you and who, in turn, are fully knowledgeable of your particular situation.
At Oakwood Homes, we are committed to listen, respond and follow through to the
resolution of your concerns.
Courtesy Walk
If, for whatever reason, you would like someone from Oakwood’s Team to meet with
you at your new home, that too can be scheduled through your New Home Counselor.
Oakwood’s Four Quality Checks
Oakwood performs Quality Checks at all major activities. At Oakwood you will
actually get to participate in the following Quality Checks.
1. Pre-Construction Meeting with your Community Builder and New Home
Counselor.

Verification of your selections

Site orientation
2. Pre-Drywall Walk with your Community Builder and Assistant Builder.
Your attendance is optional, due to time constraints.

See the quality before your home is dry-walled

Verification of options
Your pre-drywall walk is by invitation. If you are unable to attend, it will be
conducted in your absence. Please confirm with your New Home Counselor
whether or not you will attend.
3. Home Demonstration with a member of your Community Team.
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
Home orientation

Demonstrate features of your new home
4. Verification Walk with a member of your Community Team.
This is the final walk performed on your new home and it typically takes place
on the day of your closing. The walk is conducted to ensure that all items from
previous walk-through punch lists have been completed.
As a general rule, please bring this Homeowner’s Guidebook with you to all of your
meetings. You will be reviewing this information at these meetings and the notebook
provides a convenient place to hold papers and take notes.
Preparation Phase
How far will your home be set back from the street? Will you have a “left-hand” or
“right hand” garage? The exact position of your home on its site will be determined
before the ground breaking in the preparation phase. Oakwood will take a variety of
factors into consideration such as terrain, drainage, local requirements and utility
easements. Your home site is surveyed and marked with stakes to show your property
boundaries. The land is cleared of any obstructions and the soil graded for
construction.
Construction Begins
The first activity you will see will be the staking of your lot for the excavation. The
engineer will produce a plot plan that locates the home on the lot and shows the garage
handing (which side of the lot the garage will be on), and the location of the home in
relation to the property lines and the setback requirements. Many times we get
requests for certain garage handings. The garage handing is determined by the location
of the services into the lot (water and sewer laterals from the street to connect to the
home), the slope of the lot, the relationship with other homes, streetlights and storm
sewer inlets.
Due to the many factors involved in the garage handing, we are unable to meet
homebuyer requests for a specific garage handing. The surveying trade contractor will
then stake the home on the lot, locating the corners of the home for the excavator, who
digs the hole for the home to sit in.
The Foundation
22
The excavator will then start digging the hole for your home. The elevation (height) of
your Oakwood home is determined by several factors that include: the slope of the
street, the slope of the lot, drainage patterns, the type of house being built, and the
slopes and elevations of the houses on every side of your house. Most importantly,
Oakwood will set the elevation of your home to maintain the grade requirements that
help protect the structure from water.
Next, the foundation trade contractor will install the foundation that the soils engineer
has recommended, starting with the installation of the caissons or footings as
determined by an independent, third party engineer.
Foundation with Walls
Once the caissons or footings have been installed, the foundation trade contractor will
set the foundation wall forms. This involves the standing up of walls. As with the
caissons/footings, an independent, third party engineer inspects the wall forms and
rebar before the placement of concrete to ensure a quality foundation.
Soon after the walls have been poured, the forms will be stripped off and the
foundation will be damp proofed with an asphalt-based product to help limit the
amount of moisture from passing through the concrete.
Shortly after the damp proofing has been applied, the trade contractor who installs the
perimeter drain system will install the drain, if applicable (the soils engineer
determines the type of drain and the design). The drain may be either an interior or an
exterior drain, depending on the soils condition of the lot and the community. If
applicable, the drain system will be tied into the underground drain system for the
community and have a backup system installed in the form of a sump pit for excess
moisture. All of this is done to keep water away from the foundation. As with the
foundation, the drain system is inspected by an independent, third-party engineer to
inspect the quality of the installation and ensure it meets the guidelines of our
engineer.
Post Tension Slab on Grade Foundation
The concrete slab-on-grade foundation of your new home is under tension from tight steel cables that
run horizontally through the slab foundation. The tension from the cables strengthens the slab
foundation and allows it to move as one unit.
CAUTION: Never cut or penetrate into a post tension slab. If the cables are cut, they can cause
extensive damage and severe injury.
Water and Sewer Laterals
The process of attaching the home to the water and sewer service in the street occurs at
this time.
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Preparation for Framing
Once the drain has been installed and inspected, the structural floor contractor will
install the structural wood basement floor (if required, per the soils engineer’s
recommendation). Once the floor is installed, the excavator will back-fill the
foundation and compact the dirt into place around the foundation and the garage. This
is done to reduce the amount of settling you will see around the foundation. This step
will not eliminate settling, but will reduce the amount and degree of settling that you
will see. Once the back-fill is completed, the concrete flatwork trade contractor will
pour the garage floor, the concrete basement floor (if a structural wood floor was not
installed) and the driveway.
Framing, Carpentry, Plumbing, Heating and Electrical
The framing trade contractor will frame the home per the plans and building code
requirements.
Once the framing is completed, the plumbing and heating trade contractors will go to
work on the inside of the house, installing the “rough-in” portion of the heating and
plumbing systems. The plumber will install the water system. The incoming water
pipe may be either copper or polybutelene. The outgoing pipe is usually black PVC
pipe. The furnace will be set at this time. The location of the furnace may be different
from what is shown in the model.
While the heating and plumbing systems are being installed, the home’s exterior trim
will be installed. Once the plumbing, heating and electrical trades people have
completed their work, the framing trade contractor will do the “back out” work. This
includes the installation of any dropped ceilings, soffits, lower level and basement
walls. Once this has been completed, your house is ready for the rough inspections as
required by local building regulations. We also utilize independent, third party,
inspectors at this stage to help insure the highest quality work possible.
High Performance Guarantee
At Oakwood, our goal is to be ENERGRY STAR® certified on every home we build. What that means
is that Oakwood guarantees that you will enjoy a more durable home that offers healthier air and
increased comfort within. A variety of energy-efficient features are included in Oakwood homes, such
as Low-E rated vinyl windows, high efficiency furnaces, manabloc plumbing systems and concrete tile
roofs; which are designed to provide energy savings. To stand behind this guarantee, Oakwood tests
every single home!
Insulation and Drywall
24
Once the city or county has approved the rough inspections, insulation will be
installed. Then the drywall trade contractor will enter the home to install the drywall.
After the drywall is hung, there will be another inspection as required by local building
regulations. Once this inspection is completed, the drywaller will return to tape and
texture the drywall.
Exterior Work
Exterior work includes the installation of brick, stone and stucco, as well as the
overhead garage door. Exterior steps, stoops, walkways and concrete roof tiles will be
installed. Once the concrete flatwork is complete, the yard will be rough graded and
the installation of wing fences and landscaping will be scheduled (depending on the
community in which you are building). Installation of porch rails and the painting of
the exterior of your home will be accomplished during this period.
Weather can be a factor, as bad weather can cause delays of all exterior work.
Interior Work
Interior work includes the installation of hard surface flooring, interior doors and trim,
cabinets, countertops and ceramic tile. With the flooring in place, the plumbing,
heating and electrical trade contractors will return to your home to do their final
portion of their work, called “mechanical trims.” This is when you’re plumbing and
light fixtures, appliances, thermostat and heat registers will be installed. The drywaller
will return for a final walk through to repair any dings or dents that may occur during
these final stages. Also at this time, all of the door handles and bath hardware will be
installed.
Final Steps
This phase includes the installation of the carpet, followed by doorstops and by-pass
door guides. Window screens will be installed. Windows and doors will be checked to
make sure they are working properly. The home then undergoes a “final” clean and
paint. Now the home is ready for final inspections by the Community Team.
Community Team Acceptance:
An Oakwood Community Team is cross-functional in nature and consists of Builders, Assistant
Builders, Customer Care Associates, New Home Counselors and a Team Sponsor. Together the
Community Team makes decisions for the community and is the last set of eyes to walk the home and
determine it is ready to present to you. Every single Oakwood home is built to the highest of quality
25
standards, and this team is committed to that. The Community Team’s purpose is to ensure that
Oakwood Homes fulfills its promise to our customers of providing the best home value in the market
place.
Construction Site Visits
Construction sites are hazardous. Always check with your New Home Counselor
before you visit the site. You must always wear a hard-hat if you wish to tour your
home during construction. Monday through Friday, visits to homes under construction
are only allowed after 4:00 p.m. visiting your home during the week, before 4:00 p.m.
could cause construction delays, therefore, you will be asked to leave and return after
4:00 p.m.
We do appreciate your desire to visit the job site during construction, but our insurance
does not cover non-employees who might be injured on the construction site. You
should also be aware that customer-construction alterations (other than those
performed by Oakwood employees or trade contractors in accordance with your sales
agreement) are not permitted in your new home until after closing. Any construction
alterations made to the house by a buyer or a separate trade contractor will be
removed.
Construction Site Precautions
After you move into your new Oakwood home, construction by Oakwood will often
be an ongoing process and in close proximity to you. We encourage you to be aware of
the many hazards that may affect children playing on, or around, construction areas.
Children love to play around construction areas, but they are not aware of the potential
dangers. We rely on parents to keep their children away from the construction areas.
Pre-Drywall Orientation
Prior to drywall, your New Home Counselor will schedule a Pre-Drywall Orientation
of your new home. You will be invited to meet with an Oakwood representative for an
“up close” look at your home.
This orientation will allow you to see key features and elements of your home that will
be hidden once the drywall and flooring are installed. If you have selected optional
outlets, phones or cables, we find this is a good time to check for them while a
member of our staff is with you. Overall, the purpose of the Pre-Drywall Orientation is
to:
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1. Verify that all options that you have requested have been installed and/or will
be installed soon. Because the drywall will be installed shortly after this visit,
this is a prime opportunity for you to communicate omissions to your
Community Team prior to the commencement of the process.
2. Allow our Oakwood Representative to point out to you those features that
make your new home unique within this area. This will be your opportunity to
see the value represented by solid construction materials and methods prior to
the final steps of the construction process being completed.
3. Answer your questions and address any concerns you may have.
Your Oakwood Scheduling Coordinator will call you in advance to notify you of the
date and time of your Pre-Drywall Orientation. Should you be able to attend, please
come dressed for the weather and site conditions. The orientation should take less than
an hour and hard hats will be required.
If your schedule does not allow you to make this orientation, a member of your
Community Team will complete the walk on your behalf. Your New Home Counselor
can provide a copy of any concerns that we may find.
New Home Demonstration
Oakwood’s Scheduling Coordinator will notify you of the date and time of your
scheduled New Home Demonstration, which will be conducted by a New Home
Specialist. Please be on time, meet this representative in your new home to begin your
review, and allow two (2) hours to three (3) hours for your demonstration. Be sure to
dress in comfortable clothing and shoes (If it is wet out, don’t forget your mud boots).
And be sure to bring this Homeowner’s Guidebook with you.
We request that the parties listed on the contract to the home be present at this
appointment to review the home. If you would like to have someone else inspect your
new home, it must be done prior to the Demonstration Walk. Please contact your New
Home Counselor for more information.
We have found that the demonstration is most beneficial when buyers are able to focus
all of their attention on their new home and the information presented. Although we
appreciate that friends and relatives are anxious to see your new home, it would be
best if they visit later. Also, we suggest that, if possible, children and pets not
accompany you at this time.
The New Home Specialist will also review the purpose and intent of our “Buyer’s
New Home Acceptance” form with you at this time. During this demonstration, you
will become familiar with the operation of all appliances, HVAC controls and normal
27
homeowner maintenance procedures. These items will be helpful to you in obtaining
the maximum performance from your home and the quality products utilized in the
construction of your home. At the conclusion of the New Home Demonstration, you
will be asked to sign the “Buyer’s New Home Acceptance” form, noting that any
adjustments, repairs or items requiring replacement are documented on a separate
form.
Special Note: Any damage to your home that is caused by movers or deliveries after
your closing is not the responsibility of Oakwood Homes.
Purchaser’s Verification of Completion
Your New Home Specialist will review this checklist with you during your
demonstration. Please note that some items may be damaged during move-in.
Deficiencies or damages in the following areas should be noted during your New
Home Demonstration:

Broken, cracked or damaged window glass and mirrors

Damaged or missing screens

Missing, chipped or scratched finishes on countertops

Broken electrical fixtures

Broken, scratched or chipped plumbing fixtures

Scratched, gouged, stained or broken floor coverings

Unusually damaged driveway, walks and porches

Damaged or missing doors and thresholds

Damaged cabinets, doors and drawers

Exterior damage to house finish

Paint touch-up

Operation of exterior sill cocks

Sprinkler system operation, if applicable: Do not allow vehicles on the lawn
during move-in. It will damage the sprinkler lines.
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Your New Home Demonstration consists of an explanation of the following items:

Drainage swales, location of survey pins


Main water shut-off to the house
Sewer clean-out, foundation vents

Main electrical panel with breakers

Fireplace, if your home has one, gas valve and key (if applicable, some areas
do not require keys)

Smoke detectors

Garage door keys

AFCI breaker location and explanation

GFCI plug locations and explanation (all baths, kitchen, garage, rear exterior)

Thermostat and humidistat operation procedures

Furnace and air conditioner filter size and procedure for changing

Location of cable television wiring for future hookup

Care and cleaning of: kitchen and bath counters, wood cabinets, cultured
marble, tub and showers, fireplace glass

Warranty booklets: appliances, furnace, hot water heater, etc.

Sump pump maintenance provisions, if applicable

Placement of plantings

Winterization procedures: sprinkler and exterior sill cocks

Landscape and sprinkler warranty provisions, if applicable

Floating basement slab
Special Note: If you do not feel that all of the above items have been explained
satisfactorily, do not hesitate to contact your New Home Counselor.
29
Purchaser’s Notification for Warranty Exclusions
When you sign the contract for the purchase of your new Oakwood home, Oakwood
will provide you with a sample copy of its Home Builder’s Limited Warranty. Shortly
after closing you will receive in the mail the Home Builder’s Limited Warranty (PWC
Form No. 117) and the Limited Warranty Coverage Validation Form from
Professional Warranty Service Corporation (PWC), the program administrator. Read
these warranties and warranty exclusions in the Home Warranty Section of this
guidebook carefully, as they describe both what is included, and what is not included,
in the Oakwood Limited Warranty.
Independent Home Inspections
If you elect, at your own expense, to have your new home inspected by an independent
home inspection company prior to closing, we will make every effort to accommodate
the independent home inspection process. Please schedule with your New Home
Counselor. While independent inspections may minimize a purchaser’s concerns, they
sometimes create disputes as to construction methods or building code adherence.
Oakwood makes no representation that changes recommended by an independent
inspector will be made as long as the items fall within our construction standards and
code requirements.
Please keep in mind that all of our homes undergo a thorough quality control process
starting at excavation and ending with the Community Team Acceptance Walk. Your
builder, local building department officials, third party inspectors and engineers
inspect all phases of construction. This ensures that your new home not only meets
Oakwood’s high quality standards, but also meets or exceeds all local building code
requirements.
Homeowner’s Insurance
Now that construction is complete, your financing has been approved, and you are
ready to close on your new Oakwood home, please note that you must secure hazard
insurance. This must be completed in advance of the closing on your new home.
Contact your mortgage company for their requirements.
Closing Day
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Oakwood Homes will notify you of the date and time of your closing about the time
cabinets are installed in your home. Please do not make moving plans until the
closing date has been firmly set, as you cannot move into your new home until the
closing occurs. Because of insurance regulations, please note that we are unable to
allow you to leave any of your personal property in your new home prior to the
closing.
The Oakwood Scheduling Coordinator will be responsible for scheduling your
designated closing date and time with you. Your closing will be held at Oakwood’s
Support Center.
On closing day, you will meet with a Closing Agent from Town & Country Title.
Your closing will take approximately one hour and it is imperative that you arrive on
time.
Colorado law requires “Good Funds” at closing. “Good Funds” are either cashier’s
checks or bank certified funds. Your check should be made payable to yourself and
you will endorse it to town & County Title at the closing. If you will be wiring your
funds, please contact Town & County Title for instructions.
You will also need to bring:



Your driver’s license for photocopying
Any additional documents your lender requests
Homeowner’s Guidebook
The Final Numbers
The title company relies on your mortgage company to provide them with the final
“closing figures.” Once the numbers are received, Town & Country will put all the
figures together, and verify them with your lender. Final figures need to be received
from your lender at least 48 hours prior to closing.
Depending on which community your new home is located in; you can expect
additional closing costs to include Home Owner Association (HOA) fees. These fees
are listed in your Purchase Agreement. Contact your New Home Counselor regarding
additional fees for your specific community.
Town & Country Title, LLC Role at Closing
Town & Country Title Services’ role is to prepare necessary documents and protect
the lender with a mortgage insurance policy. The title company is not authorized to
negotiate or make representations on behalf of either party at the closing. Therefore,
31
please discuss any questions, agreements or other details directly with a representative
of Oakwood Homes in advance of your closing.
If you would like to review your closing documents prior to closing, contact your
lender in advance, so the necessary arrangements can be made. If a Power of Attorney
is necessary for closing, contact Town & Country for the proper document. They will
be happy to prepare one for you. You will also need to provide a copy of the Power of
Attorney to your lender for approval, prior to closing.
Closing Documents
At closing, the documents to convey your new home to you, and to close the loan from
the mortgage company, will be executed and delivered. These documents include the
following:

General Warranty Deed of Conveyance: The Warranty Deed conveys
the home to you, subject only to recorded exceptions. This recorded
deed will be mailed to you after closing by the recording department of
the County Clerk’s office.

Title Commitment: At or before closing, Town & Country Title
Services will mail to you (at the address provided on the Sales
agreement) a standard form ALTA owner’s title insurance commitment.
This commitment insures that merchantable title for your Oakwood
home is passed on to you in the amount of the purchase price, subject to
the title exceptions. Review the title commitment carefully. If you have
any questions, don’t hesitate to contact the title company. After the
closing, the title company will deliver to you, by mail, a standard
ALTA owner’s title insurance policy, insuring your title to your home
in accordance with the commitment. The title insurance policy should
be kept with your other important papers.

Home Builder’s Limited Warranty Registration Form: This form will
be provided for your review and signature.

Promissory Note: The Promissory Note is from you, payable to the
lender in the principal amount of the loan, plus interest, taxes and
insurance, depending on your lender’s instruction.

Mortgage: The mortgage is executed by the borrower(s) and recorded
in the public records to show a lien on the property.
32

Additional Papers: In addition to the standard items, the lender, title
company and Oakwood Homes will require other documents to be
signed.
Once closing is completed you will receive the keys and it’s your home!
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HOME INFORMATION
About Your New Home
1
Model Home Variations and Differences
1
Boundaries and Easements
4
Locating Your Property Boundaries
4
Placement of Fence
5
Fence Installation – Community Specific
5
Installing Your Own Fence
5
Side Yard Easements
6
Utility Boxes
6
Soils Summary Report
6
Basement Floors and Finished Basements
6
Landscaping, Drainage and Grading
8
Sump Pumps
8
Ground Fault Control Interrupters
9
Homeowner’s Insurance Rate Reduction for Roofing
10
Expansive Soils
10
What are Swelling Soils?
11
Building on Expansive Soils
14
The Importance of Grading
19
Recommended Rules for Planting
21
Lawns
21
Guidelines for Irrigation
21
Plantings
24
Care and Maintenance
22
Special Publication: Guide to Swelling Soils
34
About Your New Home
Oakwood Homes is dedicated to providing you accurate information about your new
home. The following information about your new home and the materials used in its
construction will provide you with a more accurate representation. Please review this
section carefully.
Special note: Contained in the list that follows are items that may pertain generally or
specifically to your new home. Your New Home Counselor or a member of your
Community Team is your best source of additional information about your new home.
Model Home Variations and Differences
Model homes may also have a variety of other features, materials, colors and products
that will differ from the actual residential homes. As you look at the model homes,
please keep in mind that the home you purchased will differ from the model.
The following list of items and features in your new home may differ from the models:

Air Conditioners: Sales traffic in model homes requires that the air
conditioning units be more powerful than those in residential homes, so they
are sometimes sized differently.

Exterior and Interior Dimensions: Residential homes can have different
dimensions than those of model homes. The differences result from variations
in the elevations of lots, changes in design that are made after the models are
completed and a host of other variables.

Features: Models may have features such as window coverings, custom paint
colors, security systems, additional lighting, music systems, plumbing, and
others that are different from the residential homes. Differences can be in
materials, interior and exterior colors, surface coverings, doors, windows,
garage doors and other features.

Entrance Walkway Materials: The materials in the entrance and walkways,
sidewalks or patios may be different resulting from topographical variations,
grading plans or municipal code requirements.

Landscaping: Model home landscaping may include more mature plantings,
special plant selections, denser planting and unique landscape features that
differ from the residential homes. These are used as a marketing tool and are
not necessarily representative of your home landscaping requirements.
35
Oakwood homes, LLC - Home Information

Advertising: The representation of features, settings, finishes and other items
that are used in advertising and sales materials may differ from those in
production homes.

Paint Brands, Types and Colors: The interior and exterior paint in the model
homes can demonstrate a variety of finishes, colors and techniques designed
for high traffic use; whereas in the production homes, a standard paint is used.

Color Variations: Variations in color occur in all manufactured products.
Although every effort is made to provide consistent color, variances may be
noticeable in paint, masonry, wood, stucco, tile, carpet and other colored
surfaces. Exposure to the sun and water will alter the color more rapidly. These
variances may be especially noticeable where a repair has been made. We do
not warranty an exact color match of materials during the initial construction of
your home or during subsequent repairs.

Construction Methods: Oakwood Homes builds high quality, energy efficient
homes that meet or exceed building codes. Construction methods can vary
from home to home.

Site Plans: The plan and elevations on your lot can differ significantly from
those of the model homes. These differences result from topographical
variations and grading plans.

Substitutions of Materials: If certain models of light fixtures, hardware,
bathroom fixtures, thermostats, etc. are discontinued by the manufacturer, we
will substitute with the closest match to what has been shown in the model, and
our new selection becomes the new standard in production. On occasion,
shortages of particular materials may develop. When this happens, we choose
the closest materials in appearance rather than stop production. Our
homebuyers must accept such substitutes. Please note that you will not be
notified of any substitutions.

Views: Oakwood Homes makes no representation or warranty with respect to
the presence or absence of views or scenes that are visible from your new
home. Such views and scenes can be blocked or changed by future
development, the growth of plants and other activities.

Surrounding Land Use: Oakwood Homes makes neither representation nor
warranty about the use of the land that surrounds the community in which your
new home was constructed.

Windows: The windows in your home may vary from those in the model
homes and in other homes in the immediate area of your home. These
36
variances are due to energy conservation requirements, design elements and
other factors. Due to manufacturing processes, a minimal amount of spotting
can be seen between the parts of double-pane windows. This is normal and
unavoidable. Keep in mind that if you have your windows professionally
tinted, it will void your warranty on the windows.

Easements: Oakwood Homes is not responsible for utility and other
easements and installations. A map of the installations and easements is
available to you, but Oakwood Homes makes no warranty or representation
that the map is complete, to scale or final. Further, certain easements, including
easements for landscape maintenance, utilities and other legally defined
easements, may exist. These easements are determined by the city and or
county and are beyond Oakwood’s control.

Water Pressure: Oakwood Homes makes neither representations nor
warranties that the current water pressure level will prevail in the future. Each
local municipality determines water pressure.

Homeowners’ Association: The Homeowners’ Association or Metro District,
if applicable, is responsible for certain common areas in your community and
budgets for such maintenance. In some cases, monthly dues are required. The
Homeowners’ Association must be notified prior to any additions, changes or
alterations to landscaping, exterior colors and trim – as well as for other
changes. Consult with the Homeowners’ Association management company,
applicable Conditions, Covenants & Restrictions, Design Guidelines and this
manual for more detailed information.

Pricing: Oakwood Homes reserves the right to make pricing adjustments due
to fluctuations in the market price of homes in the community in which your
home is located. Prices can be changed without notice. Oakwood Homes
makes neither representation nor warranty about the future value of your home.

Verbal Changes and Commitments: The New Home Counselors are not
authorized to offer changes in the Limited Warranty or in the features of the
home. If you believe that your New Home Counselor has made such offers,
please ask that the offer be put in writing and that a representative of
Oakwood’s management team approve the document.

Options: Oakwood Homes does not permit the installation of options by
anyone other than authorized trade contractors prior to the closing of the home.
37

Independent Contractors: The use of independent contractors, other than
those who are under contract to Oakwood Homes, will void any warranty,
implied or written, with respect to any and all damage caused, directly or
indirectly, as a result of the work. If you have any questions, contact your New
Home Counselor or a representative of Oakwood’s Customer Care before
having work done.
Boundaries and Easements
A licensed, professional engineer completed a plot plan showing the boundaries and
easements for your home’s lot. The title company at your closing should have given a
copy of this plot plan to you. Homes closed from mid-October through March may not
have boundaries set and final grading completed. Completion will be scheduled for the
following spring after the ground thaws and dries.
Your plot plan shows lot size and the location of lot boundaries. It also reveals, by
dotted and broken lines, whether there are any easements affecting your property. An
easement grants certain rights to various utility firms, even though you own the
property. In addition, side yard easements may be applicable at certain
communities and have specific fence location requirements. Contact your New
Home Counselor if you have any questions regarding easements shown on your plot
plan.
The most common type of easement is the utility easement, including clusters of
mailboxes, usually located parallel with the rear of side lot lines. It is important that
you never obstruct an easement in a way that prevents access. If you have any
questions regarding your rights or responsibilities relating to an easement, please
contact the title company.
Locating Your Property Boundaries
It is very important that you determine the exact location of your home site prior to the
construction of fences, installation of landscaping or before you make any other
improvements to your property.
What to Look For
The rear corners of your home site are generally marked by a steel bar or pin _” in
diameter. This steel property pin should have a plastic cap that indicates the
registration number of the land surveyor supervising the placement of the pin. The top
of the pin should be visible or within approximately 6” of the ground surface.
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The side property lines are indicated by a cross in the concrete or a 1” brass disk at the
front of your home site. These crosses and/or disks are usually in the sidewalk on the
property line extended.
Where to Look
You will find that a wooden stake bearing the lot numbers to which that particular pin
applies marks rear property pins. A steel fence post further protects them. Both the
stake and the fence post will usually be placed with approximately _ foot of the
property pin. Crosses and/or disks marking the property sidelines will be found in the
sidewalk, the curb or the gutter. Please be aware that these crosses and/or disks do not
mark the actual front boundary of your home site. The actual front property boundary
is generally located at some point behind the sidewalk in the front yard. The distance
from the crosses and/or disks to the property corners varies with the street size and
community. This distance can be found by measuring off the dimension of your home
site from the rear pins, and then noting the distance remaining to the front cross and/or
disk.
Placement of Fence
Once the correct pins, crosses and/or disks have been located on your property, a
string line can be stretched between them to determine the proper alignment for a
fence. It is a good idea to place your corner fence posts slightly inside your home site
from the property lines. Also, please note that since the pins are also the property
markers for your side neighbor’s home site, you and/or your fence contractor, should
leave the pins undisturbed. This procedure may vary by community, therefore, you
should refer to your Design Guidelines. You may also contact your New Home
Counselor should you have any questions.
Special Note: Since the distance from the front crosses and/or disks to the property
varies from street to street, and since various city and county regulations apply to the
distance inside the property to which a fence may be placed, you should contact your
city and county zoning or building department for the necessary permits and
information.
Fence Installation – Community Specific
So that we can complete fence installation in a timely and cost-effective manner,
Oakwood Homes reserves the right to schedule installation of fences on a number of
homes at a time to comply our scheduling needs and requirements. If your home
comes with corner fencing, it will be installed either before or after the closing, at
Oakwood Homes’ discretion. If not previously installed, the fence will be installed by
Oakwood Homes as promptly after the closing as our scheduling permits, subject to
weather and other causes beyond our control.
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Installing Your Own Fence
When installing your own perimeter fencing, be aware that perimeter fencing must be
installed within your property line and must not encroach over the boundaries of an
adjacent home site. However, there may be some community specific exceptions to
the placement of fences. All fencing must be approved by the Architectural Review
Committee. Be sure to contact your utility and cable companies before digging.
Special Note: No portion of a fence may be outside the limits of your property line.
Under no circumstances may you make any arrangements with your potential
neighbors to install fencing located on or encroaching upon the property you are
purchasing from Oakwood Homes until after the closing of your home and the
respective closing of your neighbor’s homes. This is due to the strict requirements that
must be adhered to in the transfer of title from owner to purchaser. A title cannot be
transferred if an encroachment exists.
NOTE:
If an encroachment occurs, even as small as _”, the adjoining
property owner has the right to have the fence removed at your expense. If you
install a fence that encroaches onto Oakwood Homes’ property, the fence will be
removed by Oakwood Homes at your expense.
Side Yard Easements
“Side Yard Easements”, also referred to as “Use Easement”, may exist in some
communities, and may effect the placement of your fencing. Please refer to your sales
agreement and plot plan for additional information.
Utility Boxes
Your easements (see above) may include the placement of utility (telephone and
electric) boxes on your property lines. If you encounter any problems with these
boxes, or see that they are sinking or damaged, contact the appropriate utility company
as soon as possible.
Soils Summary Report
Virtually all soils along Colorado’s Front Range contain some degree of expansive
potential. The Special Bulletin No. 43 delivered with this manual and references in this
manual to foundations, basements and grading are intended to inform you of some of
the challenges confronting all homebuilders in this area and to provide you with home
maintenance recommendations.
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In addressing soils with expansive potential, Oakwood Homes follows specific
procedures for foundation design that are founded upon accepted industry standards,
directions from geo-technical engineers whom we believe to be qualified, and our
extensive experience.
Our procedure begins with commissioning a geotechnical engineer to complete a
subsoil investigation for each Oakwood Homes community we build in. Foundations
are then designed by a structural engineer to support design loads and resist heaving
forces of the soil types exposed in the subsoil investigation. Supported by the data
from the subsoil investigation, a soils engineer will physically inspect the soils on each
home site prior to home construction and recommend the proper foundation type for
the home.
A Soils Summary Report and Analysis, with respect to the community in which the
property is located, will be supplied to you with your Purchase Agreement. The type
of foundation for your home will depend upon the foundation recommendation made
by the engineer upon their inspection of the specific home site you are purchasing.
Oakwood will provide you with a copy of the engineer’s foundation recommendation.
Basement Floors and Finished Basements
The type of basement floor in your new Oakwood home is based on the
recommendation of Oakwood’s geo-technical engineer, and their recommendation is
based in part on the type of soil at your home site. The qualities of the soil – including
its expansiveness – are thoroughly tested, and a qualified geo-technical engineer gives
a recommendation as to the type of floor. When site conditions permit, concrete floors
are installed in basements. Wooden structural floors are installed when the soil
conditions do not permit concrete floors.
Concrete basement floors rest on the soil and are approximately 4” in thickness. The
floors are poured independently of the foundation walls and are separated from the
foundation by a _” felt expansion joint. This allows for movement of the floor. Since
the basement slab is allowed to move, equipment such as the furnace and water heater
have flexible connections to prevent damage. A slip joint also isolates plumbing pipes
going through the slab. Control joints are finished into the floor to control surface
cracking. Slight vertical movement of the slab can be expected, and a small amount of
surface cracking or movement is to be expected.
The most common causes of movement are settling and heaving of the sub-surface
soil. Maintaining proper surface drainage away from the foundation can minimize
both. Perimeter foundation drains and sump pits (and sump pumps if needed) are
installed in some, but not all, Oakwood homes to help control ground water that could
affect the structure.
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When finishing your basement on a concrete slab, all framing should have a void at
the bottom of the wall to allow for movement. This is commonly called a floating wall
because it is fastened at the ceiling. Its purpose is to prevent damage to the structure
above. Obtaining a building permit from your local building department prior to
finishing your basement and having all aspects of the construction inspected will
ensure that any movement of the floor will not cause a problem.
Structural floors are installed in basements of Oakwood homes when recommended by
a qualified geo-technical engineer. The foundation depth on homes with structural
floors is an additional 2 feet to accommodate the framework that is attached to the
foundation wall. The floor design of your basement floor is very similar to the floors
in the upper levels of your home but contain steel joists and sheathing. The steel joists
are approximately 18” above the ground, creating a crawlspace below. We use steel
floor joist.
The area under the sub floor is ventilated by a continuously running fan and exhaust
system. This system takes in conditioned air that ventilates this area. The fan must be
checked periodically to ensure that the system is working properly.
Finishing of structural floor basements does not require the floating wall framing
like the concrete slab floors do. However, as with any remodel or addition to your
home, a building permit should be obtained and all construction inspected.
Special Note: Please pay careful attention to water supply lines when finishing your
basement. They should be well insulated from the exterior wall to prevent them from
freezing during unusually cold temperatures. If these precautions are not taken,
damage to waterlines and finished areas will be your responsibility. Install a grill at
the top or bottom of any box for water lines so room air is allowed to circulate.
As with any addition or improvement to your property, proper construction practices
should be utilized. Structural problems resulting from work on your home by persons
other than Oakwood contractors will not be covered under your home warranty (see
Home Warranty Section in this manual).
Landscaping, Drainage and Grading
Oakwood Homes establishes the proper grades and swales for drainage of your home
site. Maintenance of the grading will be your responsibility after closing. Grading
certificates, which indicate the approval of a qualified engineer, are provided to you to
guarantee that the grading has met the requirements.
Standing water for extended periods of time is not unusual in low-lying areas. This
may be due to over watering of sod or excessive discharge of sump pumps where
applicable. Conditions such as these are beyond Oakwood’s control. You will provide
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any additional drainage improvement installed on the site to control problem areas at
your discretion.
It is extremely important not to change the drainage patterns around your home
when you install a fence or maintain the landscaping. The homeowner is
responsible for maintaining drainage. If you contract with a landscaper or other
agents to work in your yard, please explain to your contractor that Oakwood
Homes will not be responsible for damage caused by changes of the grade or
drainage pattern of the home site; for example, retaining walls and back fill areas
around the foundation.
Improper drainage can cause many serious problems, including damage to your home,
the concrete foundation, driveway and walkways, fencing and nearby properties and
common areas. You will be responsible for such damage to your home, your
neighbors’ home and nearby properties if such changes are made to the drainage and
grading of your home site. The homeowner is responsible for maintaining grade,
swales and landscaping features on unfinished areas after closing. It is important to
install your finished landscaping, per Design Guidelines, as soon as possible after the
final grading has been approved to minimize erosion of the soil, which can alter the
drainage patterns that were provided by Oakwood Homes.
Sump Pumps
Sump pits and sump pumps are installed in some Oakwood homes as needed. The pit
is connected to the perimeter foundation drain. Ground water is collected in the
perimeter drainpipe and is carried to the sump pit. As the water level rises in the pit, a
float activates the pump (if installed) and water is discharged to the exterior of the
house and away from the foundation at the sump pump discharge pipe. Please make
sure that the discharge pipe is always connected and is taking water away from the
house. Never slope the pipe toward the house or block the end of the pipe with dirt or
other landscape material. A pump is not installed with all sump pits.
Ground water varies from site to site, and the amount of surface water due to watering
of sod and precipitation will affect the amount of water collected by your perimeter
drain system. Some pumps, if applicable, will discharge often and some not at all.
There is no normal water level in your sump pit or normal rate at which the pump
discharges.
Special Note: For sump pump maintenance, see Home Maintenance Section of this
manual.
Ground Fault Control Interrupters (GFCI Electrical Outlets)
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The 1987 National Electric Code requires that all 120 volt, single-phase, 15 and 20ampere receptacle outlets that are installed outdoors, bathrooms, kitchens or garages,
have a ground-fault control interrupter (GFCI) to protect a person from ground-fault
currents. You will be shown their location during your New Home Demonstration.
These are special circuit breakers that are designed to break the flow of electricity in
the event of a short circuit, preventing dangerous electrical shock. When this occurs,
the GFCI outlets must be reset according to the manufacturer’s instructions (see Home
Maintenance Section of this manual).
Special Note: Do not plug appliances that need continuous power (air conditioners,
freezers, landscape timers, refrigerators) into GFCI outlets. These outlets are located in
kitchen, baths, laundry, basement and garage areas. Any loss due to power outage will
be the homeowner’s responsibility.
Arc Fault Circuit Interrupters (AFCI)
The “AFCI” is an electrical device designed to protect against fires caused by arcing faults in the home
electrical wiring.
Presently, AFCIs are designed into conventional circuit breakers combining traditional overload and
short-circuit protection with arc fault protection. They are on all bedroom circuits installed by
Oakwood Homes.
The AFCI serves a dual purpose. Not only will it shut off electricity in the event of an “arcing fault,”
but it will also trip when a short circuit or an overload occurs. It provides protection for the branch
circuit wiring and limited protection for power cords and extension cords.
AFCIs have a test button and look similar to ground fault circuit interrupter (GFCI) circuit breakers.
They should be tested once a month to ensure they are working properly and providing protection from
fires initiated by arcing faults. The test button is located on the front of the device in the main electrical
panel. If the device does not trip when tested, the AFCI is defective and should be replaced.
Homeowner’s Insurance Rate Reduction for Roofing
When obtaining quotes for homeowner’s insurance, be sure to mention, if applicable
to your home, that concrete roof tiles were used in the construction of your home. You
may be entitled to a reduction in rates due to an underwriting consideration.
Special Note: Your homeowner’s insurance rates may also be reduced because of
such factors as the installation of fire extinguishers and dead bolt locks in your home,
as well as the proximity of fire hydrants to your home. Check with your insurance
agent for more details.
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Expansive Soils
The subject of this section is Swelling Soils - also know as Expansive Soils. In certain
areas of the country these soils may “underlie” a home. They can cause severe damage
to the foundation and other parts of the structure. This section will describe in detail
how Oakwood Homes has taken steps to eliminate these potential problems through
proper engineering and construction techniques.
Later, you will learn how you, the homeowner, can safeguard your investment for
years to come by adhering to a few basic maintenance procedures. For now, be aware
that many of the precautionary systems incorporated into the design of your home can
be defeated. Problems may arise from improper landscaping techniques, improper
construction in the finishing of basement areas, and neglect in maintenance. Among
the most frequently observed detrimental conditions within your control are:

Neglect in maintaining good drainage through sufficient slopes away from the
foundation.

Failure to keep gutters and down spouts unobstructed and the removal of down
spout extensions, which direct water away from backfill area.

Inadvertent changes made to lot drainage patterns through improper placement
of fences, patios, retaining walls, gardens, sandboxes, or other obstructions that
cause water to pond.

Selecting the wrong types and species of trees, shrubs, and other vegetation for
the location and climate. Planting vegetation with high moisture requirements
too close to the foundation.

The location of irrigation equipment too close to the foundation.

Failing to maintain exterior concrete walks, drives and patios. Minor cracks
may develop in concrete, which can readily be sealed. Unattended, cracks in
concrete provide access for water and accelerate the rate of deterioration and
saturation of sub-soils. These conditions can also occur due to the use of salt
or de-icers.

Improper construction techniques employed in the finishing of basement areas.
Most common errors negate the intent of the “floating” basement slab design
and special partition provided in wall framing.
These and other points will be examined more closely in the pages that follow. We
hope that you read this carefully. The more you know about your home, the more you
can help protect it through proper maintenance.
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What are Swelling Soils?
Simply put, swelling soils are soils containing montmorillonite clay minerals that take
on water and expand. Conversely, if water is taken away they shrink.
A sample of pure montmorillonite provided sufficient water increases up to fifteen
(15) times its original volume. While most soils containing montmorillonite will not
expand more than thirty-five (35) to fifty (50) percent in volume, it is this expansion in
volume that causes the pressure and movement that causes foundation, slab, and other
swelling-soil damage. The amount of volume change that can take place depends on
several factors:

The amount of expansive clay in the soil or shale.

The type of minerals in the clay.

Soil density.

Water tables that rise due to “acts of nature”.

The amount of structural loading.

The amount of moisture change.
For example, assume a home is built on expansive soil, which has sufficient moisture
to be in an expanded state, and the optimal moisture content is maintained over the life
of the home. Little movement or damage would occur. Such conditions, however, are
ideal and are rarely achieved. Many factors, such as changes of grading, planting of
trees, shrubs, and lawn, watering and climate patterns contribute to changes in the
amount of moisture available to the soil.
How do you know if your home is built on expansive soils?
Soils samples have been taken and subjected to testing in a laboratory under controlled
conditions. Recorded data obtained on-site during the soils sampling and the
laboratory results have been evaluated by a licensed professional engineer to
determine if swelling soils exist. If they do, they must determine the amount of
swelling that can be anticipated. The engineer’s conclusions and recommendations are
the basis for the type of foundation placed beneath your home, as well as other
precautionary construction details designed for movement.
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If swelling soils exist beneath your home, Oakwood Homes has provided you with a
copy of the soils report and a description of steps taken during the building of your
home to minimize damage due to potential swelling.
Let’s look at an example of how a home can be seriously damaged by the action of
expansive soils when several of these factors are involved (See Figure 1).
The home shown in Figure 1 is constructed on a typical form of foundation design
used in moderately to highly expansive soils:
Concrete walls (designed to act as beams) supported by, and anchored to piers
drilled to a depth below the ground where seasonal moisture changes will not
affect the soils. A steel column supporting a beam or girder which supports the
floor above and a concrete basement floor slab.
Let’s look at the problems.
A. Poor grading so the ground does not slope away from the foundation,
allowing water to collect at the foundation wall
B. Foundation plantings too close to the foundation and being watered by
a sprinkling system
C. A downspout discharging at the foundation, not diverted away by an
extension and/or splash block. Extensions may have been provided, but
were removed or left tipped up.
D. Excessive rains or “acts of nature”
Water soaking into the soil has caused the expansion of the soil exterior to the walls
and under the walls and basement slab – expanding and exerting pressure both
horizontally and vertically. In the section shown, this has buckled the wall inward. In
the elevation, upward pressure has cracked the foundation vertically. Pressure from
beneath the slab has caused it to rise and buckle and has caused uplift of the column
raising the center of the house causing distress damage to the floor, walls, ceiling and
roofing system.
Can you build safely on these soils?
Yes. There are construction techniques that your builder has adopted to address the
problem. The next illustration (Figure 2) is essentially the same house as the one
below (Figure 1), but with some extremely important differences:
A. The land slopes away from the foundation.
B. Shrubbery requiring low moisture is located away from the house and is handwatered as needed.
47
C. Down spouts have extensions above the ground and fixed in place to take
rainwater away from the house.
Several construction details have also been changed:
D. A foundation drain is installed to remove any water that might reach the
basement level.
E. The concrete floor slab has been installed to “float.” It is “isolated” from the
walls and the interior column so that theoretically, as it is raised by soils
expanding, (see dotted line), it does not bind for “hand up” and damage the
walls or lift the center column damaging the home above.
Also shown are two additional precautions taken:
F. Control joints in the slab will minimize damage to other parts of the home
should severe swelling occur.
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G. The interior column has been fitted with an adjustable screw jack to allow for
correction of any heave.
Building on expansive soils
There are some state-of-the-art foundation designs, construction methods and standard
details that can be used to minimize the damage to your home, illustrated on the
previous page. These, and other ideas presented later, are based on engineering and
experience and are typical of some designs currently utilized in your area. There may
be other designs available; however, these are the most commonly used.
Step One: Determination of Expansiveness and Foundation Design
Through on-site observations and laboratory test results on samples of soils taken from
the site, determinations can be made by an experienced soils engineer on the relative
expansiveness of the soil and recommendations can be made to the architect or
engineer designing the foundation.
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In soils classified, or determined to be, non-expansive or of extremely low swell
potential, the most common design used is the continuous spread footing (Figure 3).
Depending on current or predicted site conditions, a perimeter drain, as shown, is
installed if applicable. For soils ranging from low to moderate swelling potentials,
designs, such as Figures 4 and 5, are often used to concentrate the building loads to
resist the swelling pressure of the soil. Figure 4 depicts an extended bearing wall.
Unlike the spread footing of Figure 3, which “spreads” the weight over a wider area,
the footing wall “concentrates” it.
Figure 5 shows a method of further “concentration.” The weight is carried entirely by
the “pads.” The bottom of the wall between the pads is kept above contact with the
soil by a product known as a collapsible void (visualize a corrugated cardboard box).
It is carefully installed to prevent collapse during construction. The void material will
compress to allow expansion of the soil, should it occur, between the load (weightcarrying) pads.
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Figure 6 illustrates the most generally recommended foundation for soils classified as
moderate to highly expansive. This is a drilled pier and grade beam design. Based on
the engineer’s calculations for size and spacing, holes are drilled deeply into the soil –
into underlying rock or well below the zone of soil predicted to be affected by seasonal
moisture changes. The holes are filled with concrete and reinforced with steel rods.
The rods extend above the piers. On these piers, the basement walls or grade beams
are built with reinforcement (steel rods). This provides both the anchorage between
the piers and the walls and providing the strength to resist horizontal and vertical
pressures against the walls. Like in Figure 5, void space is designed beneath the walls
between the piers to concentrate the weight of the house on the piers and to isolate the
bottom of the walls from the soil.
Step Two: Interior Design Details
Unlike the foundation, designed and built to resist pressure, other items and portions of
your home have been constructed or installed to be “flexible,” in order to move with
the soil as it expands or shrinks. The principal item in this category is the “floating”
floor slab in the basement, garage, or other areas where slabs are resting on the soil. As
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described earlier – the slab is “isolated” – kept from direct contact with the walls and
other weight-carrying items such as steel columns. While some cracking can be
anticipated, the slab essentially can float – rising and falling – without causing damage
to the structure.
It likewise follows that any other utilities passing through the floating slab must be
isolated or otherwise flexible (Figure 7):
1. Sewer lines, or vent lines, and other utilities passing through the slab are
isolated.
2. Stairs to the first floor are “floated” by a “hinged” connection to the first
floor joists and rest with no connection on the slab.
3. Interior non-load-bearing walls forming rooms or enclosing the stairway
are hung from the framing above leaving a void space between the wall and
floor.
4. Flexible connections are used between the furnace and ductwork and all
service lines.
5. The basement tub or shower is hung from the bottom-voided framing.
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An Alternative Design Detail
Whereas the home on the previous two pages employs a “floating slab,” a more recent
development in expansive soil construction technology has been the introduction of
the “structural” wood floor system. Your home may be constructed utilizing this
system, which can readily be identified by the difference in materials. The “floating”
floor system is a concrete floor, and the “structural” is a wood floor. There can be
exceptions. There are floating wood floor systems and structural concrete floor
systems, but these are not generally seen. Oakwood Homes may decide to employ the
structural wood floor system, depending on recommendations from the engineer
pursuant to site and soil conditions.
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The structural wood floor is by definition a “structural” element. Therefore, it is not
designed to either rise or fall, as is the case with the “floating” slab. The floor is
suspended from the concrete foundation wall and supported by a system of beams and
floor joists. The floor achieves “isolation” from the normal movement of soil material
underneath by means of a voided area directly underneath. If you have such a floor,
you may have an access cover that enables you to inspect the area underneath the
floor. You will find a minimum clearance between the floor and soil, as established by
local codes in your area for “crawl space” configurations. In fact, that is exactly what
the structural wood floor is, a “crawl space” design at a below grade level.
Since your builder has exercised a great deal of care in the engineering design and
construction of the basement areas of the home, either the “floating” or “structural”
system will perform well. Problems resulting from improper maintenance as discussed
in this section could impact either system. Generally, site conditions determine which
design is more appropriate. The structural wood floor does have certain advantages if
you later proceed to “finish off” this space. Conventional framing techniques can be
utilized and the final result will “feel” more akin to the upper sub-floor levels by virtue
of it being the same type of wood construction.
The importance of grading
Prior to the construction of your home, the elevation – the height of the finished first
floor above the immediate surrounding land – was established. This height was
established to make certain that the slope of the land was adequate to drain water away
from the foundation. Obtaining and maintaining this slope is critical. It is
recommended that this slope be a minimum drop of six (6) inches from contact at the
foundation wall to a point five (5) feet away from it. Water must not be permitted to
flow against or puddle adjacent to the walls.
Oakwood Homes will have established this initial grading from the home (documented
on the Final Grading Certificate) to direct surface water to streets, storm sewers or
areas of disposal. Other possible grading features on the property are swales, draining
channels or depressed grading. These must be properly maintained once established.
Before you plant or sprinkle
If your home is built on potentially expansive soils, you and Oakwood Homes may
have invested thousands of dollars in additional costs for precautions to prevent and
minimize potential problems. All of this could be destroyed by:
•
Changing the established slope that directs surface water from your foundation.
54
•
Plantings improperly selected and placed in relation to the home.
•
Poorly designed installation of sprinkler systems and watering.
•
Installing retaining walls and burying down spouts.
What can you do?
First, check the slope of the soil to be sure it is away from the foundation. If it is not,
please contact Oakwood Homes. It is the builder’s responsibility initially to establish
the grading and to fill settled areas. This will happen one time only during the first
year of the limited warranty period. You will generally be required to remove
landscaping affected by the placement of additional fill. Thereafter, it becomes your
responsibility to maintain it.
You should continue to check the slope frequently during the first few years. Further
settlement may occur due to the consolidation of earth that was placed against the
foundation after its construction. Fill any depressions that occur. Watch for settlement
that reverses the drainage away from foundation and telltale signs such as puddling
after rains.
Before planting, consider the impact to the land adjacent to the foundation. If one is
not initially installed by Oakwood Homes, consider a sloped bed of decorative rock,
gravel or bark mulch, about three (3) inches in depth, installed over geotextile fabric or
plastic sheets, and extending out a minimum distance of six (6) feet from the
foundation line. This increases surface runoff at the most critical areas immediately
adjacent to your foundation. You may utilize a geotextile fabric or equivalent
“breathable” membrane, such as Mirafi 140S. It is important that a good, high quality
non-woven material be used that is not subjected to rapid deterioration if exposed to
ultraviolet radiation. This type of membrane will control weeds and retard water
infiltration but still allow the soil underneath to dry through normal evaporation.
The use of plastic sheeting is more common but less preferable, because it tends to
trap moisture and prevent evaporation. Nevertheless, if plastic is to be used, it is
important that there be no holes or gaps in the sheets. The material should be
overlapped at least one (1) foot and should be glued to the foundation wall just above
grade with a waterproof adhesive such as PL 400. This will prevent water from finding
its way around the plastic and soaking the soil adjacent to the foundation. Gluing and
lapping of the material would also be advisable with the geotextile fabrics. Watch also
for weeds or vegetation that may penetrate the material. This might indicate either
tearing or deterioration of the fabric, a precursor to replacement.
55
If plastic edging materials are used to define the rock, gravel, or mulch bed and lawn
boundary, ensure that they do not block the flow of surface drainage. It is not
uncommon to witness a dam effect at this lawn and “dry landscaped” border. Where
possible, it is desirable to eliminate the edging entirely. At a minimum, gaps should be
left in the edges or holes drilled for drainage. A pre-drilled product is not
commercially available. However, because of the relatively narrow gauges, this is a
simple task. Insure that gaps of holes are at a level where drainage will occur, and that
there are no protruding sharp edges that may be a hazard for people or pets. At this
time also check to make sure your down spout extensions still extend beyond the
edging into lawn areas or drainage swales. Where this is not the case, additional
extension material, which is readily available at hardware stores, is recommended.
Under no circumstances should you ever remove the roof drainage down spout
extensions to water flowerbeds, shrubs, or other vegetation! During torrential rains, a
single down spout can discharge at a rate upwards of 500 gallons per hour. Failure to
properly direct this water away from your foundation is a prescription for disaster.
Recommended rules for planting:
Do not plant any shrub, groundcover, perennial or bedding plant closer than six (6)
feet from the foundation (to the center of the plant). Though it would be preferable not
to see any plantings within six (6) feet of the foundation line, we recognize that for
most homeowners this is not aesthetically acceptable. Moderation is advised in the
number of plantings, and use only those that require minimum moisture. Where rock
or decorative gravel covering has been used, plantings must be tolerant to heat and
“sun scald” from reflected sunlight. Suggestions include, but are not limited to:
Yarrow, Sedums, Potentilla, Mountain Common Juniper and Creeping Juniper.
Determine the mature height and spread of trees that you intend to plant, and plant
them at least one-half of their mature spread away from your home. Even small,
ornamental trees should be located at least ten (10) feet away from the foundation.
Keep lawn and turf grass areas at least six (6) feet away from the home.
Lawns
The effective use of sprinkler systems is the key to maintaining lawns on an expansive
soils base. Underground automatic sprinkler systems are required and are effective for
watering. Learn about your lawn. Your soil composition and grass type determine the
proper water delivery system. In our zeal for that lush green lawn, many lawns are
over-watered. Follow the recommended watering guidelines established by the City
and Count in which you live. Shut off sprinkler systems when precipitation makes
them unnecessary. Keep an eye on the condition of the turf. A rotting and subsequent
weakening of the root system can spot over-watering. Often this will lead to a
56
dependence on abnormal watering amounts. During the heat of the summer months
this will manifest in the lawns inability to survive without continued excessive
amounts and frequency of watering. Examples have been found that indicate, when
correlated with water meter readings, over two hundred (200) inches of watering have
occurred. This is five (5) times the amount of watering the thirstiest of turfs should
require.
Guidelines for irrigation
Do not install any spray heads, rotors (low-pressure spray head), bubblers or any
similar sprinkler within six (6) feet of foundation. Watch to insure that no sprinkler,
regardless of location, is installed in such a way that the water spray pattern falls
within six (6) feet of the foundation.
Keep all piping for your sprinkler system running parallel to your building line, a
minimum of ten (10) feet from the foundation. Sprinkler heads located between six (6)
and ten (10) feet from the foundation should be supplied by laterals from the main line
perpendicular to the building line.
No valve box should be located within ten (10) feet of the foundation. Valve boxes are
a common source of leaks that result in saturation of soils in the immediate vicinity.
Plantings
All plant material located within six (6) feet of your foundation should be handwatered or drip irrigated (Drip irrigation does not include bubblers or low-pressure
spray systems of any kind). If you are hand watering, it is advised not to use a hose, as
this generally results in too much water running against the foundation. Again, if you
have followed the recommendations of only minimal planting with low-moisture
requirements, little or no water will be needed. By following the recommended use of
planting types, vegetation should have developed sufficient root systems (after the
initial growing season) to discontinue supplemental watering.
Your choice of plantings, the type of turf grass for your lawn areas, your soil
preparation and irrigation methods all have significant effect on water usage. Mistakes
can be costly and detract from the value of your home. We recommend that you seek
the assistance of a qualified landscape architect familiar with landscaping criteria in
your area. If you wish to design your own landscaping, please refer to your Design
Guidelines for approved plant materials. You can also get help from your County
Extension Agent in choosing the most appropriate installation methods. Check your
local phone listings.
Care and Maintenance
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With any home, there are numerous homeowner maintenance and care requirements.
Some are routine, some seasonal and some are required only as problems arise. With
homes built on expansive soils, even some of the routine maintenance items are
critical to avoid costly damage to your home. We have illustrated some of the
precautions taken (methods may vary) during the construction of a home in expansive
soil.
Some of these are hidden by later construction stages, or not immediately evident.
These include:
• “Floating” slabs.
•
Voiding material under foundation walls and void space under any wood frame
partitions resting on floating slabs.
•
Isolation of utility piping passing through the basement floor.
•
“Floated” stairs.
•
Foundation drainage systems, if applicable.
These items, with the exception of the foundation drain and wood frame partition
voiding, normally do not require maintenance on your part. The partition voiding was
illustrated in Figure 7, diagram C. Diagram C refers to the distance between the
bottom plates of a non-bearing wall in a “floating” slab basement area. With the
exception of an occasional examination, it really does not require any maintenance. If
soil movement causes the two plates to draw closer together, to the point that the gap
is eliminated, the void is said to have “collapsed.” It is important that the void then be
“re-established,” which is readily accomplished through a simple framing
modification. The wall studs will have to be shortened to allow a minimum plate gap.
Contact Oakwood Homes for information on this procedure.
Where applicable, all drain systems have a sump pump pit, as either the primary
discharge mechanism or to bypass or support a gravity out-fall system. Check
periodically to see if water is standing in the pit to the bottom level of the inlet drain. If
this is the case, a sump pump will need to be provided to prevent total filling of the pit
and backflow into the drain. If this occurs within the fist year of occupancy, you may
wish to contact Oakwood Homes regarding individual company policy relevant to
furnishing of the pump. In any case, do not let a significant amount of time lapse prior
to installation. You want to minimize any potential damage that may occur.
If a pump is already installed, check its operation periodically. If the system drains to
“daylight” – an outlet somewhere on your property – keep the pipe end unobstructed.
58
A word of caution: If your home originally has an unfinished basement and you later
choose to enclose the stairs, build dividing walls or even add finishes (paneling or
drywall to existing walls), be certain to allow void space beneath the framing or
furring. If you add a shower or bathtub, it should be hung above the floor by the
voided walls.
Maintenance requirements
•
The axiom is to keep water away from your foundation. To do this:
•
Check the ground around the foundation during rains. Puddles should not exist.
Fill in low spots with dirt so that water drains away from your home.
•
Keep down spout extensions and/or splash blocks in place.
•
Keep your house gutters and down spouts clean and in good repair. Overflows
can be dangerous to the health of your home.
•
Do not change the grade of the soil away from your foundation by guiding
planters, raised beds or retaining walls.
•
Be certain that all paving or patio slabs abutting your home slope away from
the foundation. Check seasonally that they remain that way.
•
Be cautious in your planting of trees, shrubs, and plants (Follow the guidelines
in this section).
•
Do not water your foundation. Sprinkle properly.
•
Do not over-water.
In Conclusion:
We have attempted to make you aware of the potential problems that can arise with
homes built on expansive soils. Although we have taken all of the prudent precautions
– the details that we have shown or other engineered methods of construction – it is
your continuing upkeep and care that can keep your home trouble-free.
59
HOME WARRANTY
Home Builder’s Limited Warranty
1
Performance Standards and Guidelines
2
Appearance Items
3
Manufacturers’ Warranties
4
Home Builder’s Limited Warranty - Sample
Performance Standards Booklet
60
Home Builder’s Limited Warranty
Your new home is a product of excellent architecture combined with skilled
workmanship and quality materials. We are justifiably proud of your new home and
feel our emphasis on quality will provide you a home of increasing value and
enjoyment through the years.
In addition to our Home Builder’s Limited Warranty, Oakwood Homes provides each
homeowner with Oakwood’s Customer Care during the one (1) year period from date
of closing, or the date of occupancy (when the buyer is given the keys and takes
possession), whichever comes first. Oakwood’s Customer Care provides the customer
service on behalf of Oakwood Homes. Inclusions and exclusions to services
performed are outlined later in this section.
Special Note: Some appliances, equipment and other components in your home are
not warranted by Oakwood but are covered by separate warranties provided by the
supplier or manufacturer. These warranties were assigned to you at the time of closing.
In the event that you made a claim under one of these warranties without response,
Oakwood Homes would assist you in attempting to resolve the problem with the
manufacturer or supplier (see “Manufacturers’ Warranties” later in this section).
What You Have a Right to Expect
Our warranty commitment to you is easy to understand and based on common sense. It
begins with our understanding of your point-of-view as a new homeowner. You
expect:

A clean home that is complete and free of Construction Defects in
workmanship and materials at time of closing.

A home that functions properly.

A Builder that arranges for Construction Defects to be repaired in a timely
manner.
Please note: Any problems resulting from actions by occupants of the home or others
or from ordinary wear and tear are not the responsibility of Oakwood Homes.
What Your Home Expects
The materials used in the construction of your home are of high quality, but no
building materials last forever. However, most will give you years of service if they
61
are properly maintained. For this reason, your new home deserves, and expects,
preventative maintenance on your part.
We want to help you understand how to prolong the life of your home through regular
maintenance. This includes, but is not limited to:

Maintain your yard drainage to divert water (as in watering flowers and shrubs)
away from the edge of your foundation and other concrete surfaces. It is so
important that bearing soils are not eroded away, which can cause structural
damage to the foundation. Also, never bury any down spouts from your roof
gutter. Make sure they drain on to the lawn at least six (6) feet from the home.

Keep concrete surfaces free of salts (as used in de-icing), fertilizers and
excessive weights (as in a moving van).

Inspect the sealing caulk around doors and windows on an annual basis (keep
lawn watering devices away from your home’s structure).

Make sure you properly use the mechanical systems (heating, plumbing,
electrical, waste disposal) in your home. Do not plug too many electrical
devices into one circuit, clog drains with too many materials, place undue
weight on pipes or showerheads, etc.

Properly maintain all the components in your home including appliances and
finished flooring.

Properly maintain your entire home’s finished surfaces. Wood surfaces require
cleaning and sealing on a periodic basis. Painted surfaces need to be cleaned
and re-finished. See the section on hardwood floors in the Home Maintenance
Section for specifics.

Make sure professionals who understand the load-bearing requirements of a
change and will make sure all alterations meet local building codes do all
structural alterations to your home. Permits are required for building
alterations.
The Home Maintenance Section in this homeowner’s manual has more information on
keeping your home “like new” for years to come.
Performance Standards and Guidelines
Please refer to the Home Builder’s Limited Warranty document for explanation of
specific responsibility and coverage. The Limited Warranty refers to performance
standards and guidelines that contain our building standards. The Performance
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Standards section describes the tolerance of workmanship and materials within which
your new home will perform. These standards are designed to help you, Oakwood
Homes and, where necessary, an arbitrator assigned to rule on the presence of a
Construction Defect to determine the validity of any request for warranty performance
made under the Limited Warranty. Please note that some of these standards
specifically relate only to the first year Oakwood’s Customer Care program, not the
entire coverage period for the Limited Warranty.
It is not possible to list every component of your home in these standards so only the
most common areas of concern are addressed in these Performance Standards. During
the first year, if we do not enumerate a performance standard for a given item and if
the Residential Performance Guidelines (published by the National Association of
Home Builders) contain a performance guideline applicable to the item in question, we
will utilize that performance guideline to determine our responsibility. To the extent
that neither document contains a performance standard or guideline for a given item in
your home, Section III (Our Coverage Obligation) of the Limited Warranty describes
other factors that will be considered in determining our obligation.
Special Note: The Home Builder’s Limited Warranty is transferable with the sale of
your home. In addition, certain manufacturer’s warranties will also continue to be in
effect. Please review all warranties and warranty registration forms provided by the
manufacturers to determine when they have to be mailed in and the length of each
warranty.
Additional Information about the Warranty
To reiterate, Oakwood Homes’ warranty commitment is based upon the general
expectation that your home is complete and free of construction defects. The home
should function properly. If there are problems because of any construction defects in
materials and/or workmanship, as described in additional detail in the Limited
Warranty, Oakwood’s Customer Care will repair the construction defects with quality
assured workmanship.
Special Note: Oakwood’s Customer Care will not make repairs based on the
opinions of independent inspections of your home, unless those items are
specifically covered under the Limited Warranty.
The specific details, limitations and conditions of the Limited Warranty are provided
for you in the sample Home Builder’s Limited Warranty document inserted at the end
of this section. If the Limited Warranty booklet is ever misplaced, a replacement can
be obtained from:
Professional Warranty Service Corporation (PWC)
P.O. Box 800
Annandale, VA 22003-0800
Phone: 703/803-8230
63
Appearance Items
Oakwood Homes warrants the following appearance items to be free from cosmetic
deficiencies at the time of closing. Because these items can be easily damaged during
your move in, you should make a thorough inspection to determine their condition at
the time of your New Home Demonstration.
Those items are:
•
Bathtub and sink finishes
•
Cultured marble
•
Tile
•
All floor coverings
•
All countertops
•
All handle sets
•
Lighting fixtures
•
Luminous lighting panels
•
Mirrors and medicine cabinets
•
Plumbing fixture finishes
•
Smudges or defects in painted surfaces
•
Window / SGD screens, frames, & glass
•
Doors – Interior and exterior
•
Fireplace
•
Cabinets and drawers
•
Doorknobs
•
Appliance finishes bathroom fixtures and finishes including towel bars/rings, toilet
paper dispensers.
64
Special Note: A cosmetic deficiency is a material deficiency that is readily visible and
substantial enough to affect the overall appearance of an item. An obscured or
extremely minor deficiency is considered of no consequence and to be within building
industry standards. These items do not constitute a construction defect.
Manufacturers’ Warranties
Defects in appliances and other manufactured products installed in your new Oakwood
home are covered by a separate warranty from the manufacturer. These items and
others that may be included in your new home are considered to be “Consumer
Products” and are, therefore, not covered by the Oakwood Homes Limited Warranty.
We have assigned these manufacturers’ warranties to you, and you should follow their
procedures for warranty claims.
A warranty registration card for each appliance purchased with your new home is left
in the home. As the homeowner, it is your responsibility to fill out the registration
cards and mail them per the individual instructions to register your warranty.
If you find a defect in a manufactured product, contact the manufacturer directly. If
you need help in resolving a complaint with a manufacturer, please contact Oakwood’s
Customer Care in writing. An Oakwood’s Customer Care Associate will help you.
These manufactured items may include, but are not limited to:

Air conditioner unit

Appliances & Vacuum Systems

Garbage disposal

Furnace

Smoke detectors

Thermostat

Intercom

Garage door opener

Roof tile (your manufacturer’s warranty may apply after your first year of
occupancy)

Windows and sliding glass doors (your manufacturer’s warranty may apply
after your first year of occupancy)
65

Vinyl Siding

Water Softening Systems
66
OAKWOOD’S CUSTOMER CARE
Welcome to Oakwood’s Customer Care
1
The “Break-In” Period
1
How to Determine if Something is Covered
2
How to Obtain Warranty Service
2
Service Order
2
Completing the Service Request Process
3
Verification of Completion
3
Property Damage
3
No Verbal Agreements
4
Determining Emergency Service
4
Procedures for Requesting Emergency Service
4
Emergency Bills
5
Arbitration
5
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Oakwood’s Customer Care
Oakwood Homes is proud of the home we built for you, and we look forward to
working with you to ensure that you enjoy your new home now and in the future. As
one of the most respected homebuilders in the Denver area, Oakwood Homes has
earned a solid reputation for being customer-oriented and building high quality, energy
efficient homes.
If you have a question or concern, begin by reviewing this homeowner’s manual. The
Home Information, Home Warranty and Home Maintenance Sections will answer
many of the day-to-day questions you might have. Additionally, please review the
Home Builder’s Limited Warranty for further information and please do not hesitate to
call Oakwood’s Customer Care if you need more help or have any questions.
Oakwood’s Customer Care Hours
Monday - Friday, 8:00 a.m. to 4:00 p.m. (closed on all legal holidays)
Our trade contractors will make normal service calls at your home Monday through
Friday, between the hours of 8:00 a.m. and 4:00 p.m. Service calls cannot be
scheduled after normal business hours or on weekends.
All service requests must be made in writing unless you:

Need to report an emergency in your home (see page 6 of this section)

Have a question that is not covered in this book or the service manuals

Have a question regarding work for which a service request has already been
made

Have a question regarding specific warranty coverage
The “Break-In” Period
Any new home, regardless of its price, quality or builder, will go through a “break-in”
period of approximately one (1) year.
Oakwood builds quality homes. Nevertheless, your home – like all new homes – will
go through this break-in period. Please do not be upset if a door sticks, or if you
discover a minor crack. These are normal occurrences in new home construction.
68
Please keep in mind that the first perfect structure, regardless of price or builder, has
yet to be built. Please do not feel neglected if you cannot find fault with your home,
because this can also happen!
How to Determine if a Construction Defect is Covered Under the Home Builder’s
Limited Warranty
Oakwood Homes provides you with the Home Builder’s Limited Warranty on your
home, covering construction defects. In an effort to make things as clear as possible,
and consistent with all of our homeowners, please refer to your copy of the Home
Builder’s Limited Warranty booklet located in the Home Warranty Section of this
manual. Additionally, specific Performance Standards are also contained in the
Home Warranty section of this manual that clearly outline what the area of concern is,
what action is required, or if the area of concern is considered typical homeowner
maintenance. Please review these Performance Standards prior to making any
requests for service.
How to Obtain Warranty Service
Prior to closing, you will meet with an Oakwood’s Customer Care Representative.
They will give you a brief explanation of how Oakwood’s Customer Care works. At
this point, you will also be provided with a Service Request Form. You may use this
form to request service after closing. Please review the Limited Warranty booklet and
our Performance Standards prior to completing your Request for Service as many
items are considered general homeowner maintenance. We have found that this
process eliminates repeat trips for small items and allows our trades to support you
more efficiently. It also reduces the amount of time you need to spend with service
calls. Please remember that all requests for service MUST BE IN WRITING.
Once your Request for Service Form has been received, it will be logged and you will
be notified that Oakwood’s Customer Care has received your request. Within 48 hours
of receipt, your request will be reviewed and an Oakwood’s Customer Care
Representative will contact you to arrange a time to inspect or repair the items listed
on your request form. If any of the items on the form are not warrantable, you will be
notified at that time. Oftentimes an inspection is necessary, with an Oakwood’s
Customer Care Representative, Vendor, or trade partner to determine if an item is
warrantable. If after an inspection the items are deemed warrantable, either
Oakwood’s Customer Care or the vendors will be scheduled to complete the work
necessary. Upon notification, the vendors have three (3) weeks during which to
confirm the date and time of the follow-up workday. Our goal is to achieve 100%
completion of all open service requests at the follow-up workday.
Service Order
69
After your In-Home Review or inspection has been completed and all specific vendors
have been selected, an Oakwood’s Customer Care Representative will issue a Service
Order to the specific trade contractors. This will authorize them to perform the
warranty service work. Once these Service Orders have been issued, all contractors are
requested to appear on the date you have provided access to your home.
Completing the Service Request Process
Once the item has been satisfactorily completed, you will be asked to sign the Service
Order so that the trade contractor can return it to Oakwood’s Customer Care for
confirmation of completed work. This allows us to properly track each item. Please
note that a particular item on your list may require more than one trade contractor to
complete the work. If, for example, an item requires three trade contractors, each of
those contractors will have their own Service Order to complete and have you sign. If
you are not present during the completion of the item, and you have allowed access to
your residence for the service, the trade contractor will indicate the completion of the
item for you.
For your protection, do not rely on any verbal agreements. Always get them in
writing. Do not assume the trade contractors in your home will communicate your
needs to Oakwood’s Customer Care in a timely manner.
Verification of Completion
As part of the Oakwood’s Customer Care commitment, you will be provided with a
survey and a self-addressed, stamped envelope. This survey will provide you with an
opportunity to evaluate our service program. Your signature on the In-Home Work
Day Status Form confirms that all warranty work was completed on the scheduled
workday. We value your input, so please fill out the survey and return it to Oakwood’s
Customer Care.
Property Damage
With the amount of activity present during the construction phases of a new
community, there are undoubtedly problems that can arise. Therefore, we want to
explain to you when Oakwood’s Customer Care is, and is not, responsible for damages
to any property.
Oakwood’s Customer Care is responsible if a trade contractor, or an Oakwood’s
Customer Care Associate, is on your property at the direction of Oakwood’s Customer
Care and damages occur. If this happens, notify Oakwood’s Customer Care
immediately. They will need the following information:
70

Date of occurrence

Name of trade contractor or Oakwood’s Customer Care Associate

Names of people involved, if possible

Repair or work being performed at the time of the incident

Brief description of the damage and/or event
Oakwood’s Customer Care is not responsible when the damages are a result of:

Unknown origin

Utility or cable companies

Delivery or service organizations

Personnel, not directly working for Oakwood Homes or Oakwood’s Customer
Care, or their vehicles on the property
If your property is damaged by anyone other than a trade contractor or Oakwood’s
Customer Care Associate who has been authorized by Oakwood’s Customer Care to
be on your property on the date of the occurrence, you should contact that party
directly – and possibly contact your homeowner’s insurance agent.
No Verbal Agreements
For your protection, and according to the terms of the Limited Warranty, all service
requests must be in writing. Of course, we realize that emergencies need to be
handled by telephone. However, on those occasions, we ask that you send a follow-up
letter of explanation to ensure that your file is accurately maintained.
Determining Emergency Service
Simply put, a homeowner emergency is more than an inconvenience. It is an event
or situation that creates the imminent threat of damage to the home, or results in an
unsafe living condition due to a construction defect.
The following are examples of emergencies requiring immediate attention:

Within the first week after closing, you experience a total stoppage of the
plumbing sewer system after you’ve tried plunging it with a common rubber
plunger.
71

You discover a water leak that requires the water service to be shut off at the
meter to avoid serious damage to your home and its furnishings.

During the first year after closing, you experience a complete loss of heat
during cold winter weather – after checking the electrical switch and breaker,
thermostat, fuse, gas meter and gas valve, etc.
Procedures for Requesting Emergency Service
For emergency warranty service other than during business hours, please refer to the
list of contractors and their phone numbers as identified on the sticker applied to the
inside surface of the kitchen cabinet located under your sink.

Your name, street address and phone number

Your Oakwood community

A brief description of the emergency

The date of your closing
In most cases, you will receive a return phone call within 15 minutes. If you do not
receive a response within 15 minutes, please call Oakwood’s Customer Care.
Emergency Bills
In the event that the installing contractor is not available, and another contractor
performs the emergency service, please pay the contractor at the completion of the
repair. If the work is determined to be warrantable as an emergency repair, Oakwood’s
Customer Care will reimburse you for the repairs. Please call Oakwood’s Customer
Care the next workday to advise them of the problem, and submit a copy of the bill, a
copy of the check and a letter explaining the circumstances to the address provided in
the front of your Home Buyer’s Guidebook.
Special Note: You must contact Oakwood’s Customer Care within three (3) business
days of an emergency occurrence for which you are requesting reimbursement.
Otherwise, Oakwood’s Customer Care will not be liable.
Arbitration
Upon conveyance of your home to you by Oakwood Homes, any disputes between
you and Oakwood Homes, or parties acting on our behalf, related to or arising from
the Limited Warranty, the construction of the home or the sale of the home will be
72
resolved by binding arbitration. Binding arbitration shall be the sole remedy for
resolving disputes between you and Oakwood Homes or our representatives. The
binding arbitration process is described in Section VIII of the Home Builder’s Limited
Warranty sample located in the Home Warranty section.
73
HOME MAINTENANCE
Home Maintenance Guide and Helpful Hints
1
Appliances – Kitchen
1
Cabinets and Vanities
2
Carpet
2
Caulk – Exterior and Interior
4
Ceramic Floor and Wall Tile
4
Concrete Foundations and Areas
4
Care and Maintenance of Exterior Concrete
6
Ceramic Tile Countertops
6
Ceramic Tile – Floors and Walls
7
Countertops - Corian®
7
Countertops – Laminate
8
Cultured Marble Floors
10
Decks
10
Doors
10
Drains
11
Drywall – Walls and Ceilings
12
Electrical
13
Exterior Lights
16
Fencing
16
Fiberglass Tubs and Shower Bases
17
Fireplaces
18
Floors
19
Floors and Walls – Unglazed Mosaic Tiles
22
Garbage Disposal
22
Granite
23
74
Grout
23
Gutter and Downspout System
25
Hardware
26
Hardwood Floors
27
Heating and Air Conditioning
30
Keys and Locks
32
Landscaping and Sprinkler System
33
Lighting Fixtures
38
Manabloc Plumbing System
38
Masonry
38
Overhead Garage Doors
38
Painting – Interior
39
Painting – Exterior
39
Plumbing System and Fixtures
40
Roofs
42
Shower Enclosures
42
Siding – Vinyl
43
Smoke Detectors
43
Stucco
44
Sump Pumps
44
Telephone Wiring
45
Television Cable – Cable TV
45
Toilets
45
Tubs and Surrounds
46
Jetted Tubs
46
Water Heater
47
Windows and Sliding Glass Doors
47
75
Windows – Acrylic Privacy Block
48
Wood Trim – Interior
49
Yearly Maintenance Schedule Overview
50
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Home Maintenance Guide and Helpful Hints
Your Oakwood home has been built with modern materials and craftsmanship and
designed with your family’s comfort in mind. It will require regular preventive
maintenance on your part to preserve its beauty and value and to prevent costly repairs
and replacements later. This preventive maintenance should begin the day you
move into your new Oakwood home.
Oakwood Homes has prepared this helpful Home Maintenance Guide to help you
maintain your home. In addition to valuable product information, you’ll find helpful
hints that will guide you in doing preventive maintenance on your Oakwood home.
Special Note: It is possible that all the features and items discussed in this
maintenance guide are not present in your home. Also, your home could have features
and items that are not covered in this guide. Please consult Oakwood’s Customer Care
with questions relating to items not included in this guide.
Helpful Tools
You will need a few basic tools and supplies to keep your home “like new.” At the
minimum, we suggest you have the following:
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Medium-sized, adjustable wrench
Standard pliers
Screwdrivers—small, medium, large, and Phillips head
Claw hammer
Hand saw
Assorted brads, nails and screws
Duct and electrical tape
Sturdy penknife
Quality interior and exterior caulk
Matching interior and exterior paint and different sized paint brushes
Sandpaper (medium and fine grit)
Special Note: Should a problem occur during your warranty period (see Home
Warranty Section) and it cannot be solved by the maintenance information contained
in this guide, contact Oakwood’s Customer Care. Other courses of action may affect
your coverage under the warranty agreement.
Appliances – Kitchen
Instruction manuals and other papers that were given to you during your New Home
Demonstration accompany your new electrical or gas kitchen appliances. Look
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Oakwood Homes, LLC - Home Maintenance
through them carefully, fill them out and mail any return postcards necessary to record
warranties.
Should you require service on any of your new Whirlpool and Kitchenaid appliances,
please contact the following company directly to arrange for an appointment:
Jensen Appliance
4304 Kipling St.
Wheat Ridge, CO 80033
303.988.9159
Should you require service on any of your new appliances, other than Whirlpool or
Kitchenaid, please contact the following company directly to arrange fro an
appointment:
Builder Appliance Center
1880 W Oxford Ave., Unit A
Englewood, CO 80110
303-789-9945
If you’re not sure who should resolve an appliance problem, the appliance company or
the installer, contact Oakwood’s Customer Care to help determine responsibility.
Helpful Hint: Before calling for service, always check the electrical breakers, and
GFCI switches. For gas appliances, be sure the gas is turned on at the valve.
Cabinets and Vanities
Your kitchen cabinets and bathroom vanities are factory finished and should be cared
for much the same as fine wood furniture. Never clean them with harsh abrasives.
You can enhance and preserve the rich wood grain finish by a periodic application of
paste wax.
Scratches, which may result from normal use, can usually be touched up with Watco
Danish Oil Finish, which can be purchased at most hardware stores. Cabinet and
vanity hardware will loosen with repeated use. Periodically tighten the hardware as
needed.
Carpet
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If selected, the floors in the primary living areas of your Oakwood home have been
covered with professionally installed carpeting. All carpet comes from the mill in
standard twelve (12) foot widths. Every effort has been made to limit the number of
seams and locate them as unobtrusively as possible. However, seaming is unavoidable.
Some grades, brands or colors of carpeting may show seams more readily than others,
but this is not necessarily a reflection of the quality of carpet you have chosen.
After the initial installation of the new carpet, you will notice excess yarn will appear
on the carpet surface. This is normal. Please do not be concerned, as this will dissipate
after repeated vacuuming.
Helpful Hints:

Vacuum the traffic lanes frequently. Use short and very slow movements,
about two (2) or three (3) strokes in each spot, for maximum soil removal.

Once a week, vacuum your entire carpet, again using very short, slow
movements.

Remove spots quickly so they do not become permanent stains. Refer to your
manufacturer’s brochures for details on stain removal provided by the mill that
manufactured your carpet. If a stain removal process is used which is not
recommended, the warranty on your carpet may be invalid. You will receive
these brochures at your New Home Center appointment.

Consult with the carpet manufacturer if you intend to shampoo using water.
Some manufacturers will advise against this procedure. For further information
on stain removal, you may contact the yarn manufacturers directly. Following
are their telephone numbers:
 Manufacturer’s Telephone Numbers:

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Stainmaster
Anso
Scotchguard
1.800.4DUPONT
1.800.441.8185
1.800.433.3296
Shampoo as soon as soil, which cannot be removed by vacuuming, is evident.
Vacuum as soon as carpet is dry to remove soil loosened by shampooing.
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
Do not rely on foam cleaning products, as they cannot remove deeply
imbedded soil. Some foam products leave a residue in the carpet that attracts
and holds soil. To avoid this, conduct the following test:
 Dispense a small amount of foam in a shallow dish and allow drying. If
the residue is hard and sticky, the product will act the same when
spread on the surface of the carpet. If the residue powders easily, the
product is safe to use as a surface brightener.

A deep cigarette burn can only be corrected by replacement of the affected
area. A light burn, which has affected only the tips of the pile turf, might be
treatable with the following steps:
 Lightly rub the burned tufts with course sandpaper.
 Rub with a clean white cloth dampened with carpet shampoo.
 Brush the tufts lightly to blend with surrounding tufts.

Place wipe-off rugs on hard surfaced floors adjacent to carpeted floors. Clean
frequently.
Substances which may cause permanent damage to your carpet include the following:
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Acids such as toilet bowl cleaners and tile grout cleaners
Acne medications containing Benzyl Peroxide
Chlorine bleaches
Oxygen bleaches
Insecticides
Plant foods
Drain cleaners
Oven cleaners
Urine
Vomit
Blood
Herbal Tea
Caulk – Exterior and Interior
Depending on siding type, caulk has been applied to your home around doors,
windows, exterior vents, the air conditioning line, gas piping and where siding abuts
brick or wood. Inside caulk has been applied around tubs, sinks, countertops,
thresholds, etc. Even properly installed caulking will shrink and show surface cracks
due to settlement, expansion and contraction.
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Check the interior and exterior caulking around the house once a year and re-caulk as
necessary. Select a high quality brand. Generally, the silicone caulks are superior and
last longer. Some caulks can be painted while others cannot.
Ceramic Floor and Wall Tile
The ceramic tile used in various rooms of your new home provides a durable and
decorative covering for floors and walls. Cracks in grouting of ceramic tile joints are
common due to normal shrinkage conditions. Shade and/or color variation is inherent
in all fired clay products and grout.
Ceramic tile floors are generally easy to maintain. To keep them looking like new, just
wipe with a wet cloth and wet mop from time to time. Abrasive cleaners should not be
used to clean tile surfaces because they can cause surface scratching. The grout used
between ceramic tiles can be cleaned using a brush and mild cleanser. (See Grout in
this section.)
Care should be taken to avoid damage to the tiles by securing shower rods too tightly
on bath walls and/or dropping heavy objects on floor surfaces. Such occurrences can
result in cracked and broken tiles. Stiletto or spike heels will damage ceramic, slate
and hardwood floors. Avoid this damage by removing shoes.
Concrete Foundations and Areas
Concrete, by the very nature of the material, will crack. To date, no known prevention
has been found for this problem. The major reason for concrete cracking is settlement.
Also, the expansion and contraction of concrete surfaces due to temperature changes
during the year can cause cracking. Oakwood does provide control and expansion
joints in the concrete in an effort to minimize and control the cracks. However, we
have no control over such factors as severe frost, settlement and aggravation from the
use of salt and/or other de-icing chemicals. Even though you may not use these
chemicals yourself, they do get tracked in from the public streets, causing surface
problems on concrete.
Helpful Hints:
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As you see minor cracks arising, apply a thin coat of latex crack sealer to arrest
this problem. Purchase this crack sealing material from your local home care or
hardware store.
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Avoid use of any salt or de-icing chemicals in the winter months. Use only
plain sand for de-icing. For further protection against the effects of these
chemicals, apply a quality seal coat material to exterior concrete surfaces on an
annual basis.
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In the event a foundation crack allows the entry of water to the inside of your
home, please notify Oakwood’s Customer Care immediately. We will notify
you of the type of action to be taken to correct this situation.

In the future, if you decide to pour a patio or service walk at your home, with
H.O.A. approval, make sure to keep the grade at the top of the patio or walk at
least six inches below the bottom course of the siding and window wells. This
will help ensure that drainage water will not infiltrate the basement over the
foundation or through the basement window wells.

Water seepage into your basement may become a problem as snow melts or
during prolonged periods of rain. To prevent undue damage, we suggest the
following:
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Do not leave valuable items on the floor of your basement.
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Make sure to check your sump pit and pump (if applicable), regularly to
ensure proper operation of the pump and that the pit is clean and free of
bacteria (Add two (2) ounces of Clorox Bleach periodically).
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Remove snow and debris from all basement window wells.
Make sure escape windows and all window drains are unobstructed.
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At all times make sure that all downspouts are directed away from the
foundation and tipouts are extended.
It may take some time for concrete basement floors to fully cure (dry out). During this
period, it is not unusual to see dark spots appear in the concrete surface, especially
during very humid weather.
A concrete sealer, available at any home-care store, will make an unpainted concrete
floor easier to keep clean. Follow the manufacturer’s directions for cleaning after the
sealer has been applied.
Care and Maintenance of Exterior Concrete

Do not use any de-icing chemicals during the winter. Many contain ammonium
sulfate or ammonium nitrate, which will rapidly disintegrate concrete. Plain
sand works best to keep the concrete surface slip resistant. Also, please
remember to avoid the spread of inorganic fertilizer during the spring and
summer months with regard to your exterior concrete areas. Inorganic fertilizer
can also cause concrete to deteriorate.
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
Do not place granular materials, plantings, bark or borders of any kind other
than grass around or along the edges of your concrete flatwork, as this
encourages water to get under the concrete, which can cause earth heave or
settle. This can lead to cracking or breakage. Water under concrete will also
freeze during the winter, causing damage. Remember; try to keep water on top
of the concrete or flowing away from the concrete to prevent the water from
getting underneath.
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Remove snow and ice as soon as possible from driveways and patios with a
shovel. It is also recommended that a surface sealer be applied annually in the
fall. Check with your concrete contractor about sealers. These can be painted
or sprayed on.
Ceramic Tile Countertops
The ceramic tiled countertops in your kitchen, or other areas of your home, are durable
and attractive in their varieties of colors and designs.
Ceramic tiles are purchased in lots that have similar texture and color. Because an
exact replacement match of ceramic tile can be impossible, we urge you to take special
care to avoid breaking or damaging the ceramic tile on your countertops. Save any
unused tile that you may have for future repairs.
Ceramic tile is brittle and can be broken by a sharp blow from a heavy object. Avoid
broken tiles by using a cutting board and other protection for your ceramic tiles when
you are at work in your kitchen. Wipe spills away promptly to avoid staining the grout.
Soapy warm water, a detergent or a commercial tile cleaner can be used to keep your
tile bright and shiny. Do not use abrasive cleaners on tile.
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For heavily soiled, stained or mildewed countertops, clean with a thick solution
of scouring powder and hot water. Allow solution to set for five (5) to ten (10)
minutes, scrubbing with a stiff bristled brush and rinse. Repeat if necessary. If
the stain remains, apply household bleach. Do not use on colored grout. Rinse
well and dry. For stained grout, the scour-paste mix may be left for five (5) to
six (6) hours. Tough stains may require special treatment.
For care of the grout between your countertop’s ceramic tiles, see Grout later in this
section.
Special Note: Care should be taken at ceramic tile areas that are exposed to water. If
any grout becomes loose, or if gaps appear between the tiles, apply a waterproof
caulking material to prevent water from migrating behind the tile. If water is allowed
to accumulate behind the tile, damage to the walls and to the structure of the home can
occur. Oakwood Homes is not responsible for this kind of damage.
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Ceramic Tile – Floors and Walls
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If you have soft water, use an all-purpose cleaner.
recommendations.)
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If you have hard water, use a commercial tile cleaner. You may also use a
solution of equal parts water and vinegar. Be sure to first test this solution in a
small area to be sure it won’t etch your tile or erode the grout. Vinegar can
damage some crystalline tile glazes. You may need to scrub with a nylon
scrubber. Do not use steel wool as rusting may occur.
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Dry shower walls after each use.
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A light coat of lemon oil (do not use with colored grout) will help keep water
from spotting.
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For heavily trafficked floors, a concentrated solution of Spic & Span or Oaklite
is recommended. Be sure to rinse well.
(See list of
Countertops – Corian®
Corian® was created for a lifetime of easy care. Just follow the simple guidelines
listed here to keep your Corian® surfaces looking as fresh as they looked the day they
were installed.
Routine Care: Soapy water or ammonia-based cleaners will remove most dirt and
stains. However, slightly different techniques must be used to remove difficult stains.
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Cleaning: For most dirt and stains, use soapy water or ammonia-based cleaner.
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Water marks: Wipe with damp cloth, towel dry.
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Difficult stains: Use an abrasive cleaner and a green Scotch-Brite pad.
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Disinfecting: Occasionally wipe surface with diluted household bleach; one
(1) part water and one (1) part bleach.
Preventing heat damages: Corian® withstands heat better than ordinary surface
materials. However, hot pans, as well as some heat-generating appliances, like frying
pans or crock-pots, can damage the surface. To prevent heat damage, always use a hot
pad or a trivet with rubber feet to protect your Corian®.
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Preventing other damage: In most cases, Corian® can be repaired if accidentally
damaged. However, be sure to follow the guidelines here to prevent any permanent
damage to Corian®:
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Avoid exposing Corian® to strong chemicals, such as paint removers, oven
cleaners, etc. If contact occurs, quickly flush the surface with water.
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Remove nail polish with a non-acetone-based nail polish remover and flush
with water.
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Do not cut directly on Corian® counter-tops.
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Run cold water when pouring boiling water into sinks.
Countertops – Laminate:
The laminated countertops used in your Oakwood home are made of top quality plastic
laminate materials. Because these counters consist of a sheet of very hard plastic
laminated to a wooden base, you must be careful not to disturb the bond between the
wood and the plastic. For this reason, always be sure to use a hot pad or trivets for
anything that is likely to exceed 250 degrees in temperature. Anything coming directly
off a burner or from the oven will be much too hot to place directly on the plastic
surface. Also, please remember that laminate tops are not scratch proof.
Here are some maintenance procedures for maintaining the beauty and prolonging the
life of your laminate countertops:
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Most spots, glass rings, etc. will usually wipe clean with a damp cloth and mild
soap. For more stubborn stains, use an all-purpose or bathroom cleaner
following the instructions. We recommend Formica brand spray cleaner. Rinse
and dry. Be careful of the inks used in marking grocery products, especially
meat and produce. They are often indelible and can be extremely difficult to
remove. Newspaper ink can also produce an indelible stain. When you clean
your countertops, do not use any kind of abrasive cleaners.
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For very stubborn spots, rub a soft brush with mild lava soap to create lather.
Gently rub the spot in circular motion pressing lightly. Rinse and dry.

Never cut items directly on the countertop. They will scratch and knife marks
can become unsightly hiding places for dirt.
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Countertops are not constructed for sitting. Excessive weight can cause
warping, drawer malfunction and even cause the top to pull away from the
wall.
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In order to prevent leaks, be certain to monitor the condition of all caulking at
countertops and redo if separation or shrinkage occurs.

Keep your countertops clear of excessive or standing water.
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If laminate is in an area where only dusting is needed for maintenance, a nonoily furniture spray such as Favor or Pledge may be used. Be sure to clean
spray off several times a year to avoid build-up. This may be done with
ammoniated cleaners such as Windex.
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Substances which may be removed with solvents by the same manufacturer or
recommended by the manufacturer:
1.
2.
3.
4.
Hobby glue
Nail polish
Lacquers or oil base paint
Varnishes
These solvents must be applied carefully and removed quickly as they could
adhere to the glue lines and cause delamination.
Precautions: Even though laminated surfaces are one of the easiest to care for and
one of the most durable, there are some precautions to be taken:

Abrasive tools and cleaners will scratch the surface marring both the beauty
and the stain resistance.

Cigarette burns may cause blistering or permanent stain.
Delaminating is when the surface edge becomes separated from the support
material to which it is glued. To re-glue, use a knife to scrape away dried glue
from the support surface and the back of the laminate. Apply a contact adhesive
evenly to both surfaces and allow to dry until shiny. Press laminate firmly and
evenly down at all points. Allow drying for twenty-four (24) hours before exposing
to water.

Substances which will permanently stain or damage include:
1. Drain cleaners
2. Toilet bowl cleaners
3. Dyes for hair, textiles and food
4. Oven cleaners
5. Rust removers
6. Varnish with stain
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The greatest cause of damage is failure to rinse after cleaning. Even a small
amount of cleaning solution on a counter-top will be reactivated chemically
when a damp dish is set on it. The chemicals act on the surface far longer than
they should. The result could be a permanent scar.

Prolonged exposure to direct sunlight could cause fading or yellowing.
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Water should not be allowed to stand on the surface for a prolonged period, or
it could attack the glue lines and cause the support material to swell.
Cultured Marble Floors
The cultured marble floors and entryways in your new Oakwood home are designed to
be both durable and beautiful for years to come.
Remember, marble is porous and readily absorbs liquids, which means it can stain. So,
keep your marble floors dry and immediately wipe up any water or mud, etc. In order
to prevent staining or dirt buildup, clean regularly with warm water and a clear, nonabrasive, non-acidic soap. If your floor becomes dull, buff it with marbling rouge,
available at your home-care center store.
NOTE: Do not use any abrasive or acidic-based cleaners on your marble floors, as
they will scratch and dull the surface. Only PH balanced stone cleaners should be
used.
Decks
Your new Oakwood home may feature decks. They require care and are designed to
last for many years. Sealing is an essential part of maintaining your deck and is
considered homeowner responsibility. Do not install heavy equipment or nail anything
to your deck. The hole caused by the installation could allow water to enter your home
and cause damage. Any damage would be your responsibility.
Doors
Most door problems can be handled with minimum maintenance procedures:

Sticking caused by shrinkage and swelling, especially during summer
humidity, is the most common problem with doors. It is also a common
characteristic in new homes.
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Interior doors, bi-pass and bi-folds, often stick or warp due to various weather
conditions. Interior panel doors may show raw wood if panels shrink more than
the frame. Exterior doors will warp, to some degree, due to a temperature
differential between inside and outside surfaces. Winter conditions may change
the moisture content of wood doors, causing temporary warping. These
conditions are normal.
Helpful Hints:
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Sticking: If swelling in damp weather causes the sticking, fold sandpaper
around a wood block and sand the edge that binds.

Uneven alignment: If uneven alignment is the cause, check to see that hinge
screws are tight and holding properly. If the door is still out of alignment, sand
or plane the edge that binds. Always paint or varnish areas you have sanded or
planed to protect the wood from moisture and prevent further problems.

Weather-stripping: To maintain a good seal, you will periodically need to
adjust the weather stripping on your exterior doors. You can do this easily by
running a screwdriver firmly up and down the groove in the weather stripping.
A well-sealed door should be somewhat hard to open and close. A slight air crack is
normal. Sometimes a hard wind may cause howling. Adjusting as mentioned above
will solve the problem, unless the winds are very strong.

Painting: Whenever you paint the house or trim, also paint wood or steel
exterior doors. Natural finished doors require more frequent re-coating.

Adjustable thresholds: Many exterior doors are equipped with adjustable
thresholds. These are easily adjusted with a large screwdriver as the seasons
and humidity change.

Bi-fold or sliding doors that stick: Keep tracks free of dirt and grit.
Occasional application of silicone spray will enable doors to slide easily and
prolong their life. Be sure to protect surrounding floor surfaces.
Drains
Each plumbing fixture in your home has a J-shaped pipe designed to provide a water
barrier between your home and the odor of sewer gas. The trap holds water, which
keeps airborne bacteria and the odor of sewer gas from entering your home.
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If you seldom use a fixture, turn it on at regular intervals to replace evaporating water
and keep the barrier intact. Because of their shape, traps are the point where drains are
most likely to become clogged.

Bathtub, sink and shower drains: If a drain in these fixtures becomes
clogged, first use a plunger. Be sure the rubber cup covers the drain opening
and that the water comes well up over the cup edge. Working the plunger up
and down rhythmically 10 or 20 times in succession will build up pressure in
the pipe and be more effective than sporadic, separated plunges. Be sure to
plug the overflow outlet, if there is one, with a piece of old clothe, and close
the other drain when working on a double sink. If the plunger does not solve
the problem, use a plumber’s snake. These can be rented or purchased at a
hardware, rental yard or home-care store. Always turn the handle of the snake
in the same direction when removing it as you did when inserting it. This will
prevent matter attached to the snake from coming loose before the snake is
removed.
Helpful Hints:

If a plunger or snake can partially open a drain, often hot water (no hotter than
140 degrees for plastic pipe) will finish the job. If not, open the trap, putting a
bucket or pan under it to catch the water. A piece of wire may help dislodge the
blockage. The snake can also be run in at this point.

Although it is sold commercially as a drain cleaner, never use caustic soda to
open a drain. It will combine with the grease from soap or food wastes to form
an insoluble compound.

Potash lye or caustic potash may help finish opening a drain, but never use
them on a completely stopped up drain. They may take as long as overnight to
work, and if you have opened the trap, the chemicals would be a hazard.

In order to avoid stopped up drains, never pour grease into a drain or toilet.
Ordinary washing soda, not baking soda, added to a drain on a regular basis
will help keep it clear of grease from soap and cooking utensils. Run hot water
through the drain, turn off the water, add three (3) tablespoons of washing soda
and follow it with just enough hot water to wash it down the drain opening. Let
it sit for fifteen (15) minutes and run more hot water.
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Caution: Because potash lye and caustic potash are highly corrosive, always pour
them slowly into the drain to keep them from splattering. Never pour water into the
chemicals. Wear old clothes, rubber gloves and goggles or safety glasses. Never use a
plunger after chemicals have been added to a drain, as the water may splash and cause
an injury or damage nearby surfaces. Follow label directions.

Washer Drain: The wall mounted overflow drain in the washer area is
intended to handle minor leaks and overflows and will not handle water
flooding that is caused by broken hoses, major overflows or other major leaks
from a washing machine. Oakwood Homes will not be responsible for damages
that are caused by a washing machine.
Drywall – Walls and Ceilings
The interior walls of your home have been constructed of gypsum wallboard (drywall).
Slight imperfections such as shrinkage, settlement cracks, a slight lifting of
baseboards, nail pops and/or seam lines do appear during the drying and settling
process of your home. This is a normal condition of drywall construction.
Also, please note: “Critical lighting,” which is artificial or natural lighting that strikes
the glossy drywall surface at an oblique angle, will also accentuate even the slightest
surface variations. Typically, additional patching, painting or other applications cannot
improve this condition.
No attempt should be made to repair these occurrences in the drywall until your home
has gone through the drying and setting period. This is usually around twelve (12)
months.
Helpful Hints:

After you have passed your one-year period, and the house is sufficiently dried,
use a product called Spackle to fill in any slight imperfections. Spackle can be
obtained in any hardware or home care store, in either powder or paste form.
Follow the instructions on the container and follow up with the use of touch-up
paint, which was provided to you at your New Home Demonstration.

Putting a piece of cardboard, such as a matchbook cover, over the nail and then
gently tapping with a hammer can reset a nail pop. When redecorating, knock
the loose paint and plaster off the top of the nail pop and fill and repaint that
area.

Hairline cracks should be left until redecorating, at which time they may be
repainted or filled with patching material and repainted.
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
Baseboards can be easily reset, but this shouldn’t be done until you are ready to
redecorate, because resetting may damage the finish.
Oakwood will return once during the first year of warranty to repair only cracks
exceeding 1⁄8 inch in width, not length. It is to your benefit to wait until your 11month and send in a service request to Oakwood’s Customer Care. Drywall patches
will have variations in texture. Oakwood will re-paint only those repairs to the original
color. We cannot guarantee color match.
Electrical
Your electrical system was created from Underwriter’s Laboratory Approved (ULA)
components, installed to rigid specifications and inspected by the local building
department.
The wiring of your new Oakwood home meets the code requirements and safety
standards for the normal use of electrical appliances. Ordinarily, small appliances,
which require your personal attendance for their operations, may be plugged into any
electrical receptacle without fear of overloading a circuit. However, the use of larger
appliances, or the use of too many appliances on the same circuit, may cause an
overload of the circuit and trip a breaker.
The wiring and equipment in your home are protected by circuit breakers. They are the
safety valves of your home’s electrical system. The circuit breaker panel may be
located on an outside wall of your home near the electric meter, in a closet, or in the
garage.

Master circuit breaker: Your home has a master circuit breaker. The
compressor, range and other 220-volt circuits are also located in this box. It is
generally located outside and at the rear elevation of the house. When the
master circuit breaker is tripped, the electricity to the entire house is shut off.

Electrical outlets: Three-holed grounded receptacles are standard in your
home and will accept normal, two prong plugs. Please note that wall switches
control some outlets.

Arc Fault Circuit Interrupters (AFCI): The “AFCI” is an electrical device
designed to protect against fires caused by arcing faults in the home electrical
wiring.
Presently, AFCIs are designed into conventional circuit breakers combining
traditional overload and short-circuit protection with arc fault protection. They
are on all bedroom circuits installed by Oakwood Homes.
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The AFCI serves a dual purpose. Not only will it shut off electricity in the
event of an “arcing fault,” but it will also trip when a short circuit or an
overload occurs. It provides protection for the branch circuit wiring and
limited protection for power cords and extension cords.
AFCIs have a test button and look similar to ground fault circuit interrupter
(GFCI) circuit breakers. They should be tested once a month to ensure they are
working properly and providing protection from fires initiated by arcing faults.
The test button is located on the front of the device in the main electrical panel.
If the device does not trip when tested, the AFCI is defective and should be
replaced.

Ground fault control interrupter (GFCI) electrical outlets: These are special
circuit breakers that are designed to break the flow of electricity, in the event of
a short circuit, and prevent dangerous electrical shock. These electrical safety
devices are installed in bathrooms and other selected areas. They may be
tripped by an electrical short, as well as moisture, and should be checked
during an electrical failure. Do not plug refrigerators and/or freezers into GFCI
outlets or circuits.

GFCI troubleshooting: If any receptacle on a GFCI circuit collects any
moisture, as it may after a rain or during a period of high humidity, the
receptacle may “trip” and automatically shut off all power. If this happens, the
power will remain off until the receptacle dries and is reset by you. The
receptacle cannot be reset until it dries. Opening any outside covers may
reduce the drying time by letting the air and sun dry the receptacle.
Helpful Hint:
One GFCI may control several electrical outlets. Garage outlets are often required to
be on GFCI’s, in which case it is advisable to install a separate circuit should you wish
to keep a freezer or refrigerator in your garage. Appliances that need continuous power
(air conditioners, freezers, landscape timers, refrigerators) should not be plugged into
GFCI outlets.

Circuit breakers: Circuit breakers may be reset by first switching the breaker
to Full Off and then back to Full On.

Power failures: In the event of a loss of electrical power in your home, follow
these steps:
Step #1:
If the power loss is just in one area of your home, chances are
an
92
individual circuit breaker has turned off. Unplug any appliances
in the area that are without power and turn other appliances off
as well. Check the circuit breaker and, if necessary, reset it. Plug
your appliances back in. If the circuit breaker fails repeatedly,
you have either a short circuit in one of your appliances or a
short circuit in the electrical system in your home. Do not
attempt further repair. Call a licensed electrician or Oakwood’s
Customer Care if your home is still covered under our limited
warranty.
Step #2:
If electrical power is lost throughout your home, first check to
see if your neighbors are without power. If the outage is
neighborhood wide, contact your local electrical service
provider. If just your home’s power is out, check the master
circuit breaker. If the master circuit breaker has tripped, reset it.
To reset, turn all breakers off, turn the master breaker on, and
then turn the other breakers on one- by-one.
Step #3:
If the master circuit breaker trips repeatedly, refer the problem
to a
licensed electrician.

Electrical Troubleshooting: If electrical outlets won’t work, make certain the
circuit breaker has not been tripped. If it has, reset it. If not, make sure a wall
switch that is in the OFF position does not control the outlet.
 If individual ceiling lights or lamps don’t come on, check the
bulb in another fixture. If the bulb is good, check the circuit
breaker to see if it is tripped, and reset if necessary. Also, check
for wall switches that may be turned OFF.
 If an outlet sparks when plugged into, be certain the appliance is
OFF before plugging in. If it still sparks, try another outlet. If
you get sparks from a second outlet, the problem is usually in
the appliance cord. If you do not get sparks, have the receptacle
inspected. Please note that sparks from wall switches should be
checked by an electrician.
 If a wall switch or receptacle is hot to the touch, immediately
trip the circuit breaker serving that fixture and contact an
electrician.
Special Note: Oakwood highly recommends that you consult a licensed electrician to
make any changes or additions to your electrical system. A permit may be required.
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Caution: Respect your electrical system. Do not insert metal objects into wall outlets.
Use child safety covers, available at grocery and home-care stores, for outlets that are
accessible to small children.
Exterior Lights
The exterior lights on your Oakwood home may have antique brass, polished brass,
Verde or painted finishes.
Helpful Hints:

Replace the light bulbs with the same watt bulbs as those that were originally
installed in the fixture.

Protect the brass finish with a wax or protectant product to avoid corrosion and
discoloration.

Replacement globes can be purchased at home centers, lighting and hardware
stores.
Special Note: Brass finishes may tarnish in time and are not warranted. Do not use
ammonia-based products to clean brass.
Fencing
The fencing around your Oakwood home must be of the type and in the location
mandated by local ordinances and/or approved landscape plans. It will need regular
preventive maintenance. Do not allow sprinklers to spray fences and other exterior
surfaces. Please note that fencing around your home may vary from that in the model
homes and from homes with different grade elevations.
If you elect to add a fence to your property, employ a professional fencing contractor.
In this regard, it is your responsibility to locate the property lines and have your
fencing installed according to local building codes and your Conditions, Covenants &
Restrictions of your Homeowners’ Association or Design Guidelines. Before you
install fencing, refer any questions to local building authorities and your Homeowners’
Association for approval of new fencing. Check with your Homeowners’ Association
before you change the paint color of your fencing.

Wood Fencing Maintenance: Fencing made of wood, usually with cedar
posts, is attractive. The natural finish of wood fencing can be preserved by
regular applications of a deck or wood sealer. If your fences are painted,
repaint when necessary.
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
Wrought Iron Fencing Maintenance: Wrought iron is subject to rusting if it
is not maintained properly. Use touch-up paint on nicks and scratches every
four (4) months or as needed. Areas with obvious rust should be sanded and
repainted with water resistant primer and paint immediately. Repaint every one
to two years. The frequency of maintenance depends on the exposure to
sunlight and to dampness.

Vinyl Fencing Maintenance: Vinyl fencing is maintenance free. Just wash
off with water and non abrasive soap when dirty.
Special Note: Do not let water stand around fence posts.
Fiberglass Tubs and Shower Bases
If fiberglass tubs and shower bases are installed in your Oakwood home, here are some
helpful hints that will keep them looking like new:

Avoid using abrasive cleaners that will scratch the surface.

For normal cleaning, use warm water and liquid detergent, such as Dow, Lysol
or Mr. Clean bathroom cleaners, with sponge, nylon, polyethylene or saran
cleaning pads. Do not use abrasive cleaners, scouring pads, steel wool or
scrapers.

For an extra sparkle against mild grime, smear entire surface area with a water
paste using baking soda, such as Arm & Hammer. Allow effervescing a few
hours and rinsing with warm water.

For stubborn stains, use a non-abrasive cleaner, such as Spic & Span. Sponge
the area with the cleaner, allow standing an hour and rinsing with warm water.

For extra deep stains, use hydrogen peroxide bleach you can purchase from
your local drug store. Soak it onto white cotton rags and apply it to the deep
dark stains throughout. Note: Wear rubber gloves and avoid contact with eyes,
skin, clothing, rugs and furnishings.

For hard-water deposits, use regular pool acid such as muriatic acid (use with
extreme caution). Dilute it one (1) part with ten (10) parts of cold water and
apply with sponge until scale disappears. Note: Wear rubber gloves and avoid
contact with eyes, skin, clothing, rugs and furnishings.

Avoid dropping objects on fiberglass surfaces, or striking the surfaces with
sharp objects; chipping or cracking could result.
95

For heavy soap deposits, use regular bathroom cleaning solution from your
local drug store, and apply with sponge until soap disappears. Afterward, rinse
thoroughly with warm water.

For scratches and dull areas, rub vigorously with automotive rubbing
compound, such as Dupont, and a white cotton rag. Then buff vigorously with
a carnuba-based wax. If done twice a year, this will maintain a lustrous finish
after cleaning as above.
Fireplaces
Your Oakwood home maybe equipped with a prefabricated, direct vent gas fireplace.
Direct vent means that no combustion air is drawn from the living environment and
that all products of combustion are exhausted to the exterior.
Helpful Hints:

Never burn any combustible materials in your gas fireplace.

Clean the glass front twice annually or as required in heavy usage. Use a glass
cleaner or vinegar applied with crumpled newspaper. Do not use razor blades
on glass.
Your gas fireplace is equipped with a push button electric gas starter. Refer to your
owner’s manual for information. Also, reference your owner’s manual for cleaning
instructions.
When lit for the first time, the fireplace will emit a slight odor for one or two hours.
This is due to the curing of the logs and “burn in” of internal parts and lubricants used
in the manufacturing process. This condition is temporary. Open doors and windows
to ventilate the room(s) sufficiently.
Important: Clean inside of the glass door whenever you see dirt buildup on glass.
Operation of the fireplace with dirty glass will make it very difficult to clean the glass.

Glass door removal:
 See owner’s manual
96

Maintenance Instructions:
 Important: Turn off the gas and electrical power before servicing your
fireplace. This fireplace and venting system should be inspected before
use and at least annually by a qualified service person. The fireplace
area must be kept clear and free from combustible materials, gasoline,
nail polish, lighter fluids, aerosol sprays and any other flammable
vapors and liquids. The front of the combustion and ventilation area
must not be obstructed.
 In order to properly clean the burner and pilot assembly, remove the
logs to expose the burner and pilot assembly.
 Keep control compartment, logs, burner and area surrounding the logs
clean by vacuuming or brushing at least once a year.
 Check to see that all burner ports are burning. Clean out any of the
ports that may not be burning properly.
 Check to see that the pilot flame is large enough to cover the
thermocouple on one (1) leg and reach the burner on the other leg.
 Replace cleaned logs.
 Check to see that the main burner ignites on all ports when the switch is
turned ON. A five (5) to ten (10) second total light-up period is
satisfactory. If ignition takes longer, consult your fireplace dealer.
Special Note: Purge all gas lines with the glass doors of the fireplace removed. Make
sure there’s a continuous gas flow at the burner before installing the door. Under
extreme vent configurations, allow ten (10) to fifteen (15) minutes for the flame to
stabilize after ignition.
Floors - Marble

A shine can be achieved by buffing with marbling rouge when floor becomes
dull. Marble is porous and readily absorbs liquids; therefore, it can stain. In
order to prevent staining or dirt build-up, regular cleaning with warm water and
a clear, non-abrasive, non-acidic soap is recommended.
Special Note: Although these methods are recommended, they should be tried in a
small area, which will not show, before completing the job. If damage results, stop the
process immediately.
97
Floors - Quarry Tile

Mop with a household cleaner or a vinegar-water solution.

Easy maintenance and a natural shine can be acquired by following these steps:
1. Thoroughly clean floor.
2. Apply a thin film of a soap-less, oil-based cleaner such as
Lestoil, Pinesol, or Janitor-in-a-Drum, undiluted to the floor
with a soft, clean clothe. Avoid using a mop, which spreads an
uneven film of oil over the floor.
3. If the floor is “tacky,” try mopping with _ cup of Lestoil mixed
with eight (8) cups of warm water to remove excess oil from the
surface of the floor.

Continue routine maintenance using a normal solution of cleaner and water.
You may expect a uniform darkening of the grout.
Floors – Resilient
The resilient floor covering used in your new Oakwood home is no-wax flooring. You
may experience conditions with your new floors, such as raised nail heads, tiles lifting
or seams separating. Movement of the floor joists due to shrinkage and deflection
causes raised nail heads. Oakwood has attempted to minimize this problem by using
special nails and gluing the sub-floor to the joists to lessen the number of nails used.
Separation at the seams is caused by shrinkage, and the lifting of a tile is sometimes
caused by failure of the adhesive material in a particular area.
Helpful Hints:

Asphalt compounds tracked from drives can permanently stain resilient
flooring. Mats placed at doors will minimize this.

Some rubber-backed mats can cause floors to discolor in time.

Resilient flooring includes linoleum, asphalt, vinyl and rubber. Care for them
daily by removing loose dirt with a broom, dust mop or vacuum. Wipe up
spills immediately. If a spot dries, use a damp sponge, cloth or mop.
Occasionally damp mop the floors between cleanings. When floors are dull and
98
cannot be refurbished by mopping, clean them thoroughly with a good
detergent.

Use floor protectors on legs of furniture to minimize scratches and
indentations.

High heels (especially stiletto) will damage all resilient, sheet vinyl, and
hardwood floors. Avoid this damage by removing shoes.

Vinyl floors are particularly subject to damage resulting from the installation
and removal of appliances. It is recommended that you employ professionals
when you encounter such tasks. If you choose to move appliances yourself,
consider purchasing a 1/8-inch by four (4) feet by eight (8) feet sheet of
Masonite and utilizing it as a moving aid.
Floors – Laminate
Laminate flooring products give buyers the appearance of wood or tile with a different
set of care requirements. Routine maintenance of laminate includes vacuuming with
dust attachment, mopping or wiping with a damp cloth. Soap based detergents, mop
and shine products, abrasive cleaners, steel wool, scouring powder; wax or polish
should not be used.
Never use excessive water with laminate products. Always wipe spills immediately so
that damage does not occur to the surface. Like wood flooring, manufacturers suggest
floor products for use under furniture. High heels will also cause indentations not
covered by manufacturer’s warranties.
Flooring – Engineered
Engineered wood floors have the same care and maintenance as nailed down wood
floors. However, they are pre-finished in the factory with their own sub-floor. Prefinished floors are attached around the baseboards of the room and float over the
concrete below it. The strip of the wood ranges between 5” – 8”.
Stain Removal Chart:
Recommended cleaning procedures. Follow each step in sequence:
Staining substance:
Removal procedure:
Writing ink
1, 2, 3, 4, 7
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Lipstick
Mercurochrome
Mentholated
Paint (oil based)
Varnish
Nail polishes
Tar, Asphalt
Rust
Cigarette burns
1, 2, 3, 4, 7
1, 2, 3, 4, 7
1, 2, 3, 4, 7
1, 2, 3, 7
1, 2, 3, 7
1, 2, 5, 7
1, 2, 3, 7
2, 6, 7, 8
8
Instructions:
1. Take up freshly spilled materials with a clean white cloth, using a pickup
motion toward the center of the spill to avoid spreading. If the spill has
dried, remove excess with a plastic spatula or other tool that will not
scratch the floor.
2. Wet a clean white cloth with a detergent floor cleaner and wipe over the
stained area. For heavy residue, use a nylon pad, recommended for nonstick pans, dipped in the detergent. If the stain still shows, proceed to the
next instruction indicated.
3. Wet a clean white cloth with lighter fluid or turpentine and wipe over the
stained area, turning the cloth frequently. Don’t walk on the treated area for
thirty (30) minutes.
4. Wet a clean white cloth with rubbing alcohol and wipe over the stained
area, turning the cloth frequently. Don’t walk on the treated area for thirty
(30) minutes. If stain still shows, repeat the procedure, using liquid chlorine
bleach.
5. Wet a clean white cloth with nail polish remover and wipe over the stained
area, turning the cloth frequently. Don’t walk on the treated area for thirty
(30) minutes.
6. Remove by rubbing with a nylon pad, recommended for non-stick pans,
dipped in a solution of oxalic acid diluted in water (ten (10) parts water to
one (1) part oxalic acid).
Caution: Oxalic acid is a toxic chemical available in drugstores and hardware stores.
Every precaution, including any written guidance furnished by the chemical
manufacturer or supplier, should be followed to prevent its ingestion, inhalation or
contact with the skin in either the solid or solution form.
100
7. Rinse with water, and let dry. Reapply floor polish if normally used.
8. Consult your flooring retailer.
Floors and Walls - Unglazed Mosaic Tiles

Use a household scouring powder on a wet sponge or an all-purpose cleaner
with a nylon scrubber.

Heavy-duty cleaning of floors requires mixing scouring powder with hot water
to a paste-like consistency and mopping over floors. Allow paste to stand for
about five (5) minutes. Scrub with a brush and rinse well.
Garbage Disposal
If you have a garbage disposal in your new Oakwood home, it will probably be one (1)
of two (2) types: continuous feed or batch feed with locking cover.
The instructions on the side of the unit will give precise directions for its operation.
Some homeowners erroneously conclude that because their waste disposal is capable
of grinding up most of their garbage, the unit is also capable of eliminating grease and
other substances they would not otherwise pour down a drain. In fact, you should be
equally careful not to clog disposal drains with grease.
Helpful Hints:

When grinding greasy substances, use plenty of cold water. Always use cold
water when the disposal is on. Should the drain become clogged, do not put
chemicals down the disposal.

Avoid putting large amounts of fibrous material, such as banana peels, celery
waste, cornhusks, etc., down your disposal.
Reset Buttons: Most disposals have a reset button that works in much the same way
as a circuit breaker. Should the disposal become overloaded with a substance it cannot
grind, it will turn itself off. If this happens, turn the switch OFF, remove the substance
obstructing the disposal’s operation, wait about three (3) minutes, push the reset button
(see your instruction booklet for its location), and turn the switch ON.
If the disposal still does not start, turn it OFF again, and check to see if you have
tripped a circuit breaker. If the circuit breaker has not interrupted the flow of current,
trip the circuit breaker. Using a mop or broom handle to avoid injury, turn the rotating
plate in the disposal until it turns freely. Restore the current, push the reset button
101
again, and turn the disposal ON. Some disposals come equipped with a special
wrench that can be inserted in a hole in the bottom of the disposal, which is under the
sink. Others have a two-pronged wrench that fits in the top of the circulating plate.
Turning the wrench a couple of times will usually loosen the material enough so that
the disposal will turn.
Caution: Be absolutely sure that the circuit breaker is OFF before inserting your
hand to remove material when the disposal is stalled. Also, be absolutely sure it is
OFF before using the wrench or a broomstick.
Granite
While it is true that stone is a porous material, of all the stones, granite is the least
porous. A sealer is also applied to the stone when it is installed to further protect it
from staining.
Water left on a granite countertop will show evidence of moisture if left on for a long
period of time. However, the water will evaporate and the “dark spot” will disappear.
Oil left on a Granite surface will slowly be absorbed into the stone. It is recommended
that any spills be wiped up when they occur. If the spill is not caught in time and a
stain does occur, a poultice may be applied to draw the oil back out of the stone. Over
time the oil will naturally redistribute itself in the stone until it becomes virtually
undetectable.
The manufacturer recommends using a sealer once every six months. It is a simple
wipe on, wipe off procedure that takes about the same amount of time as general
cleaning.
With normal daily use, even cutting directly upon granite will not mar its finish.
Unlike any other surface, granite will not lose its shine.
Soap and water can be used to clean granite. DO NOT use any glass cleaners as they
may contain ammonia and can cause spotting.
Grout
Grout is the porous material you will find between all floor tiles and ceramic
countertops in your Oakwood home (see Ceramic Floor and Wall Tile and
Countertops – Ceramic in this section).
The grout should be inspected periodically for cracks and holes. If either is present, the
area should be re-grouted. If it is not re-grouted, water could cause the tiles to loosen.
102
Minor separation and looseness of ceramic tile grout where it is joined with other
materials is inevitable. This is caused by the normal expansion and contraction of
materials. Repairs are a function of normal home maintenance.
Routine scrubbing of the grout with warm soapy water will keep it clean and fresh.
Strong cleaners such as Lysol can stain the grout.
You may want to consider sealing the grout once a year. This will help prevent
stubborn stains from penetrating the grout and becoming unsightly. However, do not
seal the grout until it has completely cured, which is about 45 days after installation.
Sealers can be purchased at your home-care or hardware store. Please be aware that
some sealing products can darken grout.
Stain Removal Agents (Not for Colored Grout):

Blood:
Rub with hydrogen peroxide or household bleach, rinse and dry.

Nail Polish:
Dissolve with polish remover. If necessary, apply liquid household bleach.
Rinse and dry.

Grease and Fats:
Use salt, soda water, Spic & Span or Oaklite with warm water. If stubborn,
apply thick paste of household cleaner and hot water, let stand overnight and
scrub vigorously. Rinse and dry, or place an electric iron on several paper
towels directly over stain on tiles. Turn iron to hottest setting that will not
char paper towels. Let stand five (5) minutes on paper towels and blot.

Inks and Dyes:
Apply household bleach and let stand until bleach disappears, keeping surface
wet continuously. Rinse and dry.

Iodine:
Scrub with ammonia, rinse and dry.

Mercurochrome:
Scrub with household bleach, rinse and dry.

Mildew:
Use a mildew stain remover for tile and grout or scrub tile with ammonia and
scrub grout with scouring powder. Wash with bleach, rinse and dry.
Recommended Cleaners:
103

Soap-less Detergents:
 Spic & Span
 Oaklite

All-Purpose Cleaners:
 Soft Scrub
 Mr. Clean
 Top Job
 Fantastic
 Ajax Liquid
 Lestoil

Mildew Cleaners:
 Tilex
 X-14 – Instant Mildew Stain Remover

Soap Scum, Rust Stain or Water Deposits:
 Lime Away

Commercial Tile Cleaner:
 TC-SO
 Hilly
 Hillyard CSP

Scouring Powders:
 Comet
 Ajax
Gutter and Downspout System
The gutter and downspout system on your new home is made of aluminum or
galvanized steel, which has been pre-finished per your selection.
Gutters and downspouts should be kept free of tree limbs, leaves, balls and other
obstructions that will stop the system from functioning properly and which may, in
time, cause leaks.
You should make sure that all downspouts are directed away from the building to
eliminate pooling at the foundation, which may cause a foundation leak. Do not fix the
tip-out portion of the downspout in the upright position because you may inadvertently
cause water to accumulate next to your foundation.
104
Also, it is not recommended that downspouts be connected to underground drains.
Blockage or breakage may occur, causing water to be discharged in the area of the
foundation.
Special Note:
Should you have drainage pipes connected to your downspouts, be sure the pipes are
unobstructed and can carry water into existing swales. Any damage to your concrete
flatwork or foundation as a result of buried drainage pipes is not covered under your
warranty.
Exterior Grading Guidelines: Provide a MINIMUM slope of six (6) inches in the
first five (5) feet out from the house.
Roof gutter downspout and extension should extend beyond the membrane and any
edging.
There should be a metal or wood edge with weep holes, or a _ inch space, at the
bottom to allow the release of water.
105
When adding walk paths, sidewalks, changing the grade or impeding the drainage with
walk areas, it is required to add “collection” drains and/or extensions to aide in the
flow of water. Premature settling will occur if provisions for water flow are impeded
by homeowner improvements.
Hardware
Quality hardware has been used throughout your home. Optional brass hardware will
gradually tarnish and take on an antique appearance. Do not use ammonia-based
products for cleaning.
Helpful Hints:

Initial care requires periodic cleaning with mild non-abrasive soap and light
buffing with a soft cloth.

If peeling, spotting or discoloration occurs, you can restore the beauty by
completely removing the remaining coating and hand polishing with a suitable
brass polish.

Applying a light coat of wax and buffing with a soft cloth will renew and
maintain the patina of the brass surface.

Normal usage may loosen screws secured to the door; periodic checking and
tightening is a part of homeowner maintenance.
Hardwood Floors
You may have selected a pre-finished or job-site finished plank hardwood floor. Some
characteristics of these products are:

Streaks, spots and color variations

An occasional unfilled hole

Knots inherent to the wood
With all hardwood strip flooring, there will be shade variations from piece to piece, as
each piece will accept stain differently. The graining of wood will differ from piece to
106
piece, and filled knot or wormholes may appear. These are characteristics that are
prevalent in natural wood.
What Not to Expect From your Hardwood Floors:


A tabletop finish: Each piece of wood flooring sands differently depending on
its grain type, plain or quartered, making it virtually impossible for a
completely flat surface.
Dust free finish: Since your floor is being finished in your home, it is not
practical to achieve a “clean room” environment. Some dust will fall onto the
freshly applied top finish. It will wear off as you use the floor.

A monotone floor: Wood, as a natural product, varies from piece to piece.
Remember, it is not fabricated. It is milled from a tree and will have grain and
color variances consistent with the grade and species of flooring selected.

A floor that will not indent: In spite of the term “hardwood,” oak and other
wood flooring will indent under high heel traffic, especially heels in disrepair.
 Measured in pounds-per-square-inch (psi), a car has a load of 28 to 30
psi, and an elephant has 50 to 100 psi. A 125-pound woman, with a
pair of _” high-heel shoes on, has 2,000 psi. That’s a problem for any
floor – metal, wood, ceramic, carpet, terrazzo and resilient.
 Damage will usually occur, not from the heels themselves, but from
protruding nail heads. An exposed nail head can exert a force of 8,000
psi. That’s high enough to crush hardened concrete. It’s difficult for any
flooring material to resist that high a force.
 The extremely high forces exerted by high-heeled traffic, (dynamic
loads of 1,000 psi or more) may visibly damage wood floors, resilient
flooring and other floor coverings. Oakwood Homes will not accept
claims for damage caused by high-heeled traffic.

A floor without cracks between the boards: Although your new floor will start
tight together, as a natural product, it will continue to absorb and expel
moisture. This natural process will cause the flooring to expand and contract
from season to season, resulting in cracks between some of the boards in your
floor. Some stain colors, such as white, will show this process more than
others. Home humidifier systems will help to maintain a constant humidity
level in your home and help alleviate the “breathing” or expansion and
contraction of all the wood in your home.
107

Since the effects of climate and natural wear and tear cannot be prevented,
Oakwood will not warrant problems that occur due to these conditions.
Helpful Hints:

Clean your hardwood floors frequently. Sweep the floors and mop with a soft,
dry mop or cloth. Do not use water or water-based cleaners.

When your floor becomes soiled, damp-wipe with a mixture of one (1) cup
vinegar to one (1) gallon of warm water. When damp wiping, be sure to
remove all excess water from the mop. Never wash or wet-mop wood floors.
Excess moisture can penetrate the finish causing discoloration and warping.

Do not flood hardwood floors with water. This will cause stains, warping and
the destruction of the flooring. Do not permit water or other liquids to stand on
hardwood flooring. Wipe up spills immediately. Do not use water-based
detergents, bleach or one-step floor cleaners on hardwood floors.

Do not drag heavy appliances or furniture across hardwood flooring.
Permanent scratches in the finish can result.

Polyurethane and water-based urethane finishes do not require waxing. You
may screen and coat the floor when the finish is worn. This process could be
necessary frequently if the floor is in a high-traffic area. Preventative
maintenance for all finishes is as follows:
 Place throw rugs in entries, in front of the kitchen sink, and in other
high- traffic areas to avoid the accumulation of dirt.
 Do not use rubber-backed mats, as they cause discoloration.
 Vacuum or dust mop on a daily basis as loose dirt will scratch your
floor and dull the appearance.
 Protection such as protector pads placed under furniture legs will help
prevent scratches.
 Wipe up all spills from the floor as soon as possible to prevent spotting
and staining.
 We do not recommend the use of cleaning products containing wax or
oils, including Murphy’s Oil Soap. If these products are utilized,
additional finish coats may not adhere properly and the wood may need
to be re-sanded to achieve a new look.
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
Waxing and buffing hardwood floors should be done according to the
manufacturer’s instructions for materials and procedures. Consider having this
done by a professional.

Burns from cigarettes can be difficult or impossible to remove from your
hardwood floors. Sanding lightly and staining with a commercial wood stain
can remove small burns. Apply wax after the wood stain dries. Large burns
should be referred to a flooring professional.

When traffic patterns begin to show, your finish is worn and should be
professionally reapplied. This is a process is called screen and coat. The old
finish is roughed up with a fine screen and finished is reapplied. This is a oneday process. The necessary frequency will depend on the amount of traffic
your floor receives.

If the floor is too worn for the “screen and coat” to repair, it will be necessary
to re-sand and refinish. It is important to have the screen coat process done in a
timely manner to avoid the necessity of re-sanding.

Damages to your floor may require either process depending on the damage.
You should request an estimator to assess your problem and its remedy. You
could do further damage by attempting to correct the problem yourself.
Heating and Air Conditioning
Heating:
Your Oakwood home’s heating system should give you many years of comfort with a
minimum of attention. It is best not to over-heat a home during the first few months of
occupancy, because this may cause excessive shrinking of framing lumber and other
materials. Begin with as little heat as possible and increase it gradually.
Special Note: The temperature in your new home can vary approximately five (5) to
ten (10) degrees from room to room. This variation is normal. It is due to differences
in your home’s orientation to the sun, shade from neighboring homes, trees,
landscaping and other factors. Oakwood Homes and our trade contractors will make
every effort to balance your system to achieve overall efficiency and comfort.
However, ideal balance is not always possible.
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To keep your system operating efficiently, have a yearly service checkup by a licensed
heating contractor. If you experience heating problems, here are basic steps to take
before calling your heating contractor for service:

Read the instruction manual for your unit.

Set the thermostat above room temperature and set the thermostat selection at
Heat.

Make sure the main electric switch is ON and that the furnace doors are
securely “seated” into the furnace frame.

Check to see that the circuit breakers are not tripped to OFF.

Make sure filters are not clogged. Change furnace filters every thirty (30)
days.

Make sure the fuel line to the burner is turned on.

Pilot your furnace.

Your furnace needs a yearly service checkup by a licensed contractor. Neglect
or lack of maintenance would affect the manufacturers’ warranty.

If the system still will not work, phone your heating and air conditioning
contractor for service.
Note: Your furnace does not have a standing pilot, as there is no pilot light to be lit.
It does have an automatic pilot.
Controls:
Your heating and/or cooling system controls are engineered for long years of carefree
service. However, sometimes they need adjustment or calibration. If this is the case,
call a trained professional.
Registers:
The registers throughout your home help to regulate the flow of air and maintain
desired temperature. By opening and closing the registers, you can determine the
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amount of air that enters a room. Once adjusted, the registers and the thermostat will
maintain the temperature of your home.
In addition to air outlets, your home will have air intake grills. Some homes have more
than one. Be sure to keep all registers unobstructed by furniture, drapes or other
objects.
Air Conditioning:
Your Oakwood home’s air conditioning system is easy to use and maintain. Just select
a temperature, set the thermostat and forget it!
Make sure the fan switch is set in the ON position, since constant air circulation keeps
the temperature even. Do not cycle the system on and off. Leave the system on
through the entire summer/cooling season. There is an exception, however, when
outside temperatures increase through the hottest part of the summer. You may wish to
increase the thermostat setting to provide a more reasonable difference between inside
and outside temperatures. This avoids overworking the cooling system. The system
cannot be expected to reduce and maintain an interior temperature more than thirty
(30) degrees lower than the outside temperature.
To increase the system’s efficiency and conserve fuel, close windows and doors
tightly. Turn off unused lights and heat-producing appliances. Cover windows in
direct sunlight with shades, blinds, draperies or awnings.
If your air conditioning system fails to operate properly, follow this checklist before
calling for service:

Check the thermostat setting and the thermostat thermometer. The thermostat
setting should be below the temperature on the thermometer to operate.

Check the thermostat selector. It should be on COOL.

Check the main electrical switch. It should be ON. Work the switch several
times to remove any dirt from the contacts.

Check all circuit breakers in the main switch box. They should be O N .
Remember to work them several times.

Inspect filters to make sure they are not clogged.

If your unit is not operating properly after checking all of the above, call the
service number provided in your move-in package.
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Air Conditioning Filter:
Your air conditioning system has an air filter to help keep the air in your home clean.
You were shown its location during your New Home Demonstration. For maximum
efficiency, this filter should be replaced roughly every thirty (30) days. Be sure to buy
the right-sized filter. The size is usually printed along the frame edge.
Helpful Hint: Check your furnace and/or air conditioning air filters weekly for the
first two (2) months after you move in because your filters may clog more frequently
from accumulated construction dust.
Keys and Locks
No key used during the construction of your Oakwood Home will operate the locks
after you have taken possession.
Most exterior hardware comes finished with a sealant. Sometimes this sealant can
wear and tarnishing will occur. To minimize this condition, a regular cleaning and
clear lacquer application will prolong the look of the hardware.
Passage-door hardware in any home can work loose through use. Keep a careful watch
to avoid excessive play in the doorknob escutcheon plate. In the event a doorknob or
privacy lock should become inoperative, it is usually because looseness has allowed
the interior mechanism to slip out of place. Removal and re-installation of the fixture,
a simple process, will usually correct the problem. Doors with key-type hardware are
more complicated and usually require the services of a locksmith.
Helpful Hint: Periodic application of powdered graphite or silicone spray to keyholes
and lock mechanisms can help to keep them operating smoothly.
External Improvements – Review and Guidelines
Design Review Procedures:
All site improvements, including but not limited to, walks, fencing, lighting,
landscaping and/or other exterior improvements are subject to review by the
community’s authorized representative as defined in the Master Declarations of the
Sales Agreement. Unless otherwise specifically stated, drawings and/or plans for the
proposed improvements must be submitted and a written approval must be obtained
before the improvements are made.
Design Guidelines:
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Compliance with community design guidelines will help preserve the inherent
architectural and aesthetic quality of your community. It is important that
improvements to property be made in harmony with and not detrimental to the rest of
the community. A spirit of cooperation with the community design review committee
and your neighbors will go far in creating an optimum environment, which will benefit
all homeowners and the community as a whole.
Special Note: By following Community Design Guidelines and obtaining approvals
for improvements to property from the authorized community representatives, you will
be protecting your financial investment and will help make sure that the improvements
to property are compatible with standards established for your community.
Landscaping and Sprinkler System
If your new Oakwood Home was provided with front yard landscaping, the first step
of the landscaping process is the spreading of topsoil and raking it to a smooth surface.
The sod that was chosen for this area is considered to be a strong, hardy grass that
thrives in this region. Certain maintenance procedures are important for its proper
growth and maturity.
Please note that if you elect to install sod, and if you or your landscape contractor has
not altered your lot’s drainage patterns through the installation of landscaping or other
improvements, you may see small ponding areas where sod impedes the flow. This
may remain until the remainder of the lot is sodded.

Parkway trees: The trees are usually planted only twice a year, in the spring
and fall, on a block basis. They are a fast-growing variety that meets the
requirements of each individual Oakwood Homes community.

Seasonal planting considerations: For homeowners who may not have had
the landscaping completed at the time of move-in due to the season, all exterior
work will be completed in the spring when weather and soil conditions permit.
Establishing a sodded and/or seeded lawn is a delicate process that requires
special care and daily maintenance for the first four (4) to five (5) weeks after
application. To ensure proper germination and continued future growth, we
offer the following information and suggestions:

Planting: Observe the flow of irrigation water after each planting. If you
notice pooling water or excessive flows in one area, construct drainage features
to direct the flow of water. It is a good idea to consult with a landscape
contractor before such drainage features are begun. And always keep drains
free of debris, leaves and lawn clippings.
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
Adding Soil: If your landscaping projects require that additional soil be added
to your lot, be careful that the drainage is not altered significantly. Keep the
surface of the soil at least six (6) inches below the level of stucco screed or
siding materials. This will aid in preventing wood rot.

Flowerbeds: Flowerbeds can significantly change drainage patterns. We
suggest that you consult a professional landscape contractor before you dig
flowerbeds. In any case, keep plantings of flowerbeds a minimum of five (5)
feet away from the foundation.

Maintaining your yard: The grading on your property was done by engineers
and was designed to promote proper drainage. Before you undertake a project
that will alter the drainage grading on your property, consult with a
professional contractor or landscape architect.
Helpful Hints:

Do not let water stand or pond near your home. If you notice standing water
(ponding) after watering or a rain, correct the problem as soon as possible.

Take steps to prevent water run-off to neighboring properties. You could be
liable for any damage.

Clear surface drains of debris after each rainfall and whenever necessary
during the rest of the year.

Watering: During the first few months, your yard will require frequent
watering. A sprinkle system is required and we recommend deep watering for
long periods. This will enable the root system to develop. In normal conditions,
your lawn requires watering about twice a week. In hot weather, a withered or
limp appearance is a sign of a lack of water. Water in the pre-dawn hours for
maximum effect and to prevent evaporation. Check your local watering
restrictions.
Caution: Do not leave garden hoses connected to exterior faucets during cold
weather. The water in the connection will freeze and cause a leak that could damage
your home. Such damage is not covered by your warranty.

Weeding: In some communities, weeds are a definite problem. To combat
this, you should purchase a reputable weed control product and apply it to your
lawn as per the manufacturer’s specifications. Additional hand weeding will
also be required to aid in the control of weeds.
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Special Note: As building progresses in your Oakwood Home community, there may
be empty lots on which weeds become a problem. Oakwood Homes will make every
attempt to control weed growth on these properties.

Fertilizing: Fertilizer will greatly help to establish your lawn. A good organic
or inorganic fertilizer should be spread at a rate of one (1) pound of available
nitrogen for each 1,000 square feet of lawn area. The first application should be
made approximately at the same time the new grass is ready for its first cutting.
Another application should be made in approximately thirty (30) days. Once
the lawn is established, continued applications of fertilizer should be made
three (3) to four (4) times a year.
Caution: Inorganic fertilizers are often much stronger than organic types and are
more difficult to apply in the proper amounts. Improper application may result in
damage to the new lawn and surrounding concrete.

Lawn Diseases: Most lawn diseases happen when lawns are over-watered and
under-fertilized. Adjust your watering and fertilizer schedule when rust and
other diseases appear. If diseased spots persist, discuss the problem with a
professional nursery person.

Insects: Grasses are resistant to most insect infestations. Corrective measures
should be taken only when large numbers of insects have been seen and
damage is evident. At the first sign of damage to your lawn, take a specimen of
the insect to a plant nursery for advice.

Pests: It is not uncommon in new communities to encounter pests on your
property, especially during phases of nearby construction. Your unwanted
visitors may include snakes, ants, birds, bees, and such burrowing animals as
field mice and gophers. Unfortunately, some of these animals can wreak havoc
with slopes by creating tunnels or burrows that lead to soil erosion. If
burrowing animals become a problem, contact a professional pest control
expert. Oakwood Homes is not responsible for the removal of pests from
your property.

Mowing: Maintain your grass at a height of two (2) to three (3) inches. Never
cut more than one-third the length of the blades of grass. Make sure your
mower’s blades are sharpened to prevent damage to your grass.

Seeding: If you notice bare spots in your lawn, visit a nursery for advice on
seeding. Grass seed is widely available at nursery and home-care centers.

Trees and Shrubs: During the first year, your trees and shrubs will require
more frequent watering. A good rule of thumb is to wait until the surface soil is
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dry between watering. After the first year, watering once or twice a week is
normal.
Helpful Hints:

Use a pronged tool to cultivate the soil around your trees and shrubs to
promote good water absorption.

Forming a bowl-shaped mound of soil around the base of trees can prevent
water run-off and improve the efficiency of your watering.

Signs of under-watered plants are yellowed or brown leaf tips.

Prune trees and shrubs as needed.
Please keep in mind that it is the homeowner’s responsibility, through proper care and
maintenance, to establish a lawn. You may find it helpful to contact a landscape,
nursery or garden supply store to obtain literature on the various lawn products.
Helpful Hint: When you plant additional landscaping shrubbery, please remember to
maintain the slope of earth away from the house and plant shrubbery six (6) feet from
the foundation. This allows for the root system and future plant growth. Homeowners
should also pay careful attention to the placement of trees, shrubs, fences, sandboxes,
swing sets, etc., in the rear and side yards. This could interfere with the drainage
swales and affect the proper flow of water off the property. Failure to do so could
allow water to swell the soil and cause foundation damage, as well as, mildew under
the sod.
Sprinkler/Irrigation System:
Check your irrigation system regularly. Look for clogged, cracked or broken heads, as
well as leaks. If a line is broken, consult with a sprinkler system professional. Avoid
digging or trenching around the location of your irrigation lines—and avoid directing
the spray at stucco and masonry.
Winterization Procedures:
Step #1:
Turn off main valve in basement, open bleeder screw on valve.
Step #2:
Proceed outside to pressure vacuum breaker (brass unit just
outside house), open-air cocks 1/4 turn, close ball valves to 45degree angle.
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Step #3:
Open manual drain valves on valve manifolds located in valve
box (green lid at ground level).
Step #4:
Turn off controller.
For sprinkler system activation, reverse the above procedures. But remember to turn
the main valve on slowly to avoid surge pressure damage.
Special Note: By following the above procedures, you will have drained the main line
and minimized the potential damages associated with winter freezes. However, this
procedure does not evacuate all water from sprinkler lines. In order to assure full
evacuation of water from the sprinkler system and to extend the life of the system, it
would be advised to blow out the system with compressed air. Your local sprinkler
service company would be happy to provide this service for you at a nominal fee.
Check your sprinkler controller box for the phone number of your service company.
Any freeze damage to your system resulting from improper winterization will be the
responsibility of the homeowner and/or the servicing sprinkler service company.
Landscape Maintenance Tips

Your landscaping, whether a do-it-yourself project or one installed by a
professional landscaper, should be completed in a manner that insures proper
drainage so that your property, as well as your neighbor’s, is protected from
surface waters.

Maintain the drainage pattern as identified on your lot plan. From the rear yard
through the side yard and/or to the street, utilize drainage pipes, rock, ground
covers or grasses to prevent erosion along the side yard “swales.”

Swales that have been graded around your home or on the lot pad should not be
blocked. If you have any questions regarding drainage patterns, refer to your
lot plan. These shallow ditches have been put there for the purpose of quickly
removing water toward the driveway, street or other positive outlet.

Do not let water gather against foundations by use of retaining walls. These
walls are built to withstand the ordinary moisture in the ground. If water is
permitted to pond against them, it may cause structural damage due to erosion
or expansion.
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
Do not create depressed planter boxes, areas, or install retaining walls next to
foundations so that irrigation or rainwater collects in them.

Avoid planting shrubbery too close to your foundation. Six (6) feet is a good
minimum. When preparing flowerbeds or planting areas adjacent to
foundations, make sure that the ground surface slopes away from the
foundation.

Never water toward the foundation of your house or water more than is
necessary for the growth and maintenance of lawns, flowers, shrubs or trees.
Remember, less water is more desirable than too much.
Sometimes it is desirable to install concrete patios at the rear, sides or front of the
house. In order that such installations do not have a detrimental effect on your house,
the following rules should be observed:

Patio slabs should be poured up to house foundations, wherever possible, and a
planting strip between the patio slab and foundation should not be left unless
proper under slab drainage away from the foundation is provided.

Since patio slabs are usually much larger than sidewalks, there is more of a
chance that drainage patterns will be obstructed, particularly at the rear of the
house. It is therefore emphasized that positive drainage is restored around the
perimeter of the slab by constructing drainage swales or other means. It is
extremely important that this be done in the event patio slabs are covered.
By observing the above rules, the patio slabs can be constructed as desired and yet
preserve the integrity of the drainage pattern of your lot.
Lighting Fixtures
The lighting fixtures in your new Oakwood home are designed for standard-wattage
bulbs. To avoid excessive heat and potential damage, you should not exceed sixty (60)
watt bulbs in most enclosed fixtures. Always follow the manufacturer’s wattage rating
inside the fixture.
Manabloc Plumbing System
Unlike conventional systems, which deliver water to fixtures, the Manabloc System
distributes the water supply quietly, efficiently, and economically. It also provides
better overall control of the plumbing system and makes the plumbing system easier to
service. Because Manabloc’s distribution lines are dedicated to individual fixtures,
less water is needed to “flush” the line of cool water before the hot water is delivered.
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This approach saves time, energy, and reduces the amount of water wasted waiting for
hot water.
The Manabloc system features individually labeled shut-off valves for each
distribution line and fixture. When a fixture has a leak on the hot water side, you can
turn off the valve for just that spot, enabling the rest of the system to run smoothly
while the repair takes place. When remodeling, you can shut-off the water supply to
the fixture being removed and the rest of the home remains fully functional.
Masonry
A high-quality masonry product was installed per your color selection. We’ve selected
a product for your home based upon appearance and ease of maintenance.
Little maintenance is required, except for routine cleaning with water.
Helpful Hint: To remove stains, a very mild solution of muriatic acid (use extreme
caution) and water is recommended. Be extremely careful using muriatic acid, and
follow the directions on the product label.
Overhead Garage Doors
The overhead garage door on your new Oakwood home is mounted with rollers and
tension springs for easy operation. Garage doors do not seal against the elements in the
same manner as your other exterior doors, and may show some light at the edges. It is
not uncommon for water, snow and even small field mice to enter at the edges. This is
not considered a defective installation.
The door hardware does require periodic maintenance. You should oil the locking
mechanism, pulley and rollers at least twice per year with a light oil or silicon spray.
Due to the constant use of garage doors, it is not uncommon for hardware to loosen
over time. It is our recommendation that a periodic check and tightening of garagedoor hardware will greatly lengthen the life of your garage door.
Helpful Hints:

When locking the door, you should step down on the lock plate to line up the
locking mechanism to avoid damage to the lock.

You may want to add a weather strip to seal edges tighter against the elements.
Most hardware stores carry this product.
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
If you add a garage door opener, make the proper adjustment for tension and
pressure. You may want to consider having it installed by the same contractor
who installed your garage door. If you select another contractor, it will affect
your garage door’s warranty.
Painting – Interior
Your walls and ceiling have been painted with a quality, interior latex paint.
Touch-up paint for your interior walls and ceilings was provided to you at the time of
your New Home Demonstration. This paint should be used on only those surfaces. Do
not use on woodwork or doors unless otherwise noted.
If you elect to wallpaper after your first year, you must prepare all painted surfaces for
wallpapering with an appropriate sizing material. This product can be purchased at any
wallpaper, paint or hardware store. Follow instructions on the container.
Special Note: Failure to prepare your walls could result in the wallpaper not adhering
to the surface or the paper pulling the paint or the drywall surface material off the wall.
Painting – Exterior
High quality paint has been used on the exterior surfaces and doors of your Oakwood
home.
Depending on climate exposure, some paints, particularly dark colors, will fade more
than others.
Helpful Hint: Cleaning painted areas routinely will preserve the appearance of your
home.

Oil-Based Paint: Should you ever choose an oil-based paint for your home,
please be aware that all oil-based paints are subject to yellowing. The action of
the sun usually minimizes yellowing on exterior surfaces. However, yellowing
can be noticeable on interior surfaces. The natural drying and aging of the paint
can cause yellowing by exposure to certain chemicals, such as ammonia fumes
and others that are found in some household cleaners. White painted surfaces
and light colors are more subject to yellowing than the darker colors are.
Yellowing of oil-based paints is unavoidable in some areas. Because yellowing
tends to take place over time and relatively evenly on given surfaces, it may
not be
noticeable until you use touch-up paint. Your paint store can assist you in
selecting
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a touch-up paint that will be a close match for yellowed paint.
Plumbing System and Fixtures
A licensed plumbing contractor has installed the plumbing system and fixtures in your
Oakwood home. Each phase of construction has been inspected by Oakwood and the
local building department and has met all applicable requirements and plumbing
standards in your area. This includes the requirement for the water-saver features on
all residential plumbing fixtures.
Your plumbing should serve you well for many years if properly cared for. To avoid
costly major repairs, promptly take care of minor problems as soon as they occur.

Faucets/Fixtures: Most of the plumbing fixtures in your new Oakwood home
are plated with polished brass, bright chromium or a combination of the two.
The finishes are not covered by the Oakwood Limited Warranty but may be
covered by a manufacturer’s warranty. These surfaces are resistant to water
corrosion. However, the brass and chromium plating materials are relatively
soft, which means abrasive cleaners, scouring pads and tools, and ammoniabased products can damage them.
Helpful Hints:

Clean your plumbing fixtures with warm soapy water and a soft cloth or
sponge. Rinse with clear water and wipe dry to prevent spotting and soap
buildup.

If water is permitted to accumulate and stand at the base of your fixtures,
corrosion and tarnishing can result. Always wipe the area dry.

Avoid excessive force when you turn your faucets on and off. The seals in the
faucets can be damaged in a short time. Because they have moving parts,
faucets are more likely than plumbing with no moving parts to require repair
from time to time.

Aerators: To maintain your faucets, you will need to clean the aerators by
soaking them in undiluted vinegar every three (3) to four (4) months. This
attachment to the faucets adds air to the water to reduce splashing and water
usage.

Faucet Leaks: If a faucet leaks, usually you can fix it by replacing washers.
Instead of washers, some new single-control faucets for hot and cold water
have cartridges that last longer, but still must be changed. Be sure to turn off
the water at the shut-off valve before repairing a faucet.
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
Exterior Faucets: Be sure to remove any garden hoses from the exterior
sillcocks and turn the faucet off prior to temperatures falling below 32 degrees.
Failure to do so will cause damage to the frost-proof sillcock, as the frozen
water in the hose will be forced back into the faucet as it expands. By state law,
these frost-proof sillcocks have a back flow prevention method to avoid foreign
matter from entering the fresh water supply.

Leaking Pipes: The copper and PVC pipes installed in your new Oakwood
home should last the lifetime of the home. If your washing machine,
dishwasher or other water-using appliances seem to be leaking, check the trap
to see that the drain is not clogged.
Preventing frozen water pipes: These procedures are especially important if you
should be going out of town during cold weather:

Never turn the thermostat below 60 degrees.

Ask a neighbor or friend to check your home every day to make certain the
furnace is working properly. If a problem should arise, Xcel or a heating
contractor should be contacted as soon as possible.

Never leave your garage door open for extended periods of time in cold
weather. On some homes, the water line above the garage might freeze.
Draining the water lines:
Step #1:
Shut off the main water valve.
Step #2:
Turn sink, vanity faucets and showerheads on to about half
flow,
both hot and cold water.
Step #3:
Leave all faucets on so that the lines are relieved of pressure,
then
flush all toilets.
Turning the water back on:
Step #1:
through
Turn water on at the main water valve. Allow water to run
faucets and shower heads for a couple of minutes to get air out
of
the lines. Shut off all faucets. Toilets should fill up.
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Step #2:
If you have a toilet, faucet or shower head that does not have
water
coming through, you could have a frozen line. A plumber
should be
called as soon as possible. If left unattended, broken pipes could
result.
Special Note: During sub-zero temperatures, when you feel the pipes may freeze, turn
the faucets on and let the water run slowly. It is also a good idea to follow this
procedure overnight. Open the cabinet doors, as this will allow warm air to circulate
near the pipes at the back of the cabinet.
Roofs
The roof of your new Oakwood home consists of concrete roof tiles. The concrete roof
tiles are made of lightweight concrete and are installed one tile at a time. The tiles
require virtually no maintenance. However, they can be damaged.
Helpful Hints:

Place antennas and air conditioning units where rooftop traffic is not necessary
for service.

Use a long stick or rope to retrieve items lodged on the roof.

If absolutely necessary to traverse your roof, walk on the lower third of
individual tiles.

When necessary to paint or repair vertical walls adjoining a roof, make a
protective walkway for trade’s people by fastening sheets of plywood in the
area of heavy traffic. Note: Be sure to wear grip sole shoes, as tiles can be
slippery!
After constant exposure to the elements, the color surface of your roof will usually
appear somewhat lighter than when initially installed. This effect is created by surface
oxidization, the same process that dulls all exposed surfaces that we are unable to
wash and polish as we do our family car.
On very dark tiles, some temporary light patterning may be caused by efflorescence.
This is a natural process seen in sidewalks and brick walls when alkaline deposits
gravitate to surfaces exposed to moisture. While the surface of each of the tiles has
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been treated to minimize efflorescence, such occurrences do happen, but are rare, and
should completely disappear after additional exposure.
Again, although periodic inspections of the roof, chimney, caulking around vents, etc.,
is necessary, do avoid any excessive foot traffic on the roof, as concrete tiles are
fragile. Any examination of roof surfaces should be accomplished by a roofing
professional.
Helpful Hint: During prolonged cold spells, ice buildup is likely to accumulate at the
eaves of a roof. This condition occurs when snow and ice accumulate and gutters and
downspouts freeze up. Prevention of ice buildup, or “ice dams,” is the homeowner’s
responsibility. Heat cables will prevent ice buildup, and are available at most hardware
or home-care stores.
Shower Enclosures
For cleaning shower enclosures, liquid Comet will do a good job. It is also
recommended that a squeegee be used on the glass after every shower. For deposits of
hard water minerals, use a commercial glass cleaner containing ammonia or one (1)
tablespoon of household ammonia in a quart of water.
Caution: Be sure to read the caution note on the label before using ammonia. Never
use steel wool or scouring pads on the metal portion of shower enclosures. It will
remove the protective finish applied by the manufacturer and will cause unsightly
scratches.
Siding – Vinyl

Cleaning:
Use a long handled, soft bristled car wash brush that fastens to
the end of your garden hose. It lets you wash your siding just like you wash
your car. If you want to wash your entire house, start at the bottom and work
up to prevent streaking.

Tough dirt: Wipe down siding with a solution made of the following: 1/3
cup powder detergent (Tide, Fab or equivalent powder detergent), 2/3 cup
household cleaner (Soilax, Spic & Span or equivalent), and 1 gallon of water.

Mold/mildew: Use the above solution, but substitute 1-quart liquid bleach for
1-quart water.

Call 1.800.HEART-01 for more information.
Smoke Detectors
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Your Oakwood home has a smoke detector in every bedroom and in centrally located
areas on each floor. Your smoke detectors are all interconnected, so if one detector’s
alarm sounds – all of the detector alarms will sound. Smoke from kitchen cooking as
well as water vapor from bathroom showers can set off the smoke detectors in your
home. This is normal.
Your smoke detectors are all wired into the home’s electrical system. In addition, your
smoke detectors are equipped with a battery back-up system. So if the electrical power
fails for any reason, your smoke detectors will still operate properly.
Special Notes:

The batteries in your smoke detectors should be replaced twice a year. Choose
replacement dates that are easy to remember, such as when you change your
clocks.

Testing Smoke Detectors: It is recommended that you test your smoke
detectors once a month to make sure they are operating properly. The test
function will be explained to you during your New Home Demonstration. If
you ever find that your smoke detectors are not working properly, take
remedial steps immediately. Please call Oakwood’s Customer Care if you have
any questions about your smoke detectors.
Stucco
You might have selected an Oakwood home with stucco as an exterior finish.
Stucco is a brittle cement product that is subject to expansion and contraction, given
this area’s environment. Minor hairline cracks will develop in the outer layer of
stucco. This is normal and does not reduce the function of the stucco at all. Oakwood
Homes will not be responsible for hairline cracks in stucco.
The white, powdery substance that sometimes accumulates on stucco surfaces is called
efflorescence. This is a natural phenomenon and cannot be prevented. In some cases, it
can be removed by scrubbing with a stiff brush and strong vinegar. Consult your home
care center or hardware store for commercial products to remove efflorescence.
Helpful Hints:
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
Avoid spraying water from irrigation or water systems on stucco or siding
surfaces. Check the spray from your lawn and plant irrigation system
frequently to make certain water is not spraying or accumulating on stucco or
siding surfaces.

Keep dirt a minimum of six (6) inches from the stucco or siding screed (the
bottom of the stucco), or the bottom of siding materials.

Never pour concrete or masonry over the stucco, siding screed, the metal at the
bottom of the stucco, or siding.
Sump Pumps
Sump pits and sump pumps are installed in some Oakwood homes. The pit is
connected to the perimeter foundation drain that is located just outside or inside the
foundation perimeter. Ground water is collected in the perimeter drainpipe and is
carried to the sump pit. As the water level rises in the pit, a float activates the pump
and water is discharged to the exterior of the house and away from the foundation at
the sump pump discharge pipe.
Special Note: Make sure that the discharge pipe is always connected and is taking
water away from the house. Never slope the pipe toward the house or block the end of
the pipe with dirt or other landscape material.

Sump Pump Maintenance: Sump pits and pumps are not maintenance free.
The water that is carried to the pit carries with it sand and silt. This can build
up over time in the bottom of the pit and clog the pump. If the pump is
clogged, the motor will eventually burn out. In extreme cases, there could be
flooding of the basement if the pump is not draining the pit. To prevent this
from occurring, the pit should be inspected at least once a month and cleaned if
necessary. Always keep the pump plugged in. Pouring water into the pit to
ensure that the pump is being activated properly can periodically test it. Test
the pump once a month to make sure it is working properly.
Telephone Wiring
An electrical professional installs telephone lines throughout your home. If you
encounter static on your telephone lines, the local telephone company in the exterior
underground provides the most likely cause.
If you encounter difficulties, proceed as follows:
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Step #1:
assistance.
Call your Phone Company and request troubleshooting
They will respond to your request and either remedy the
problem or
indicate that your interior installation may be the cause of the
difficulty.
Step #2:
If there is an indication that the trouble is of interior origin, call
Oakwood’s Customer Care for assistance.
Television Cable – Cable TV
The utility provider provides cable. Please contact them directly if your service is
faulty or requires repair.
Toilets
Water-saver toilets are required by local and national plumbing codes. Water-saver
toilets do not have the same flushing capacity that you may be accustomed to, due to
their design to use less water. Never flush hair, grease, lint, diapers, rubbish, etc. down
the toilet drain. These wastes will clog drains and sewer lines.

Toilet cleaning: Many commercial products are available for toilet cleaning.
Use them as directed, but do not mix them or use them with household bleach
or other cleaning products. Never use toilet-cleaning products to clean anything
but your toilets.

Toilet leaks: If the water chamber seems to be leaking, the dripping may be
coming from condensation on the outside of the toilet tank. If this is a problem,
you may want to use a cloth tank cover. If water leaks into the bowl through
the overflow pipe, try bending the rod that holds the float so that the float is
closer to the bottom of the tank. Flush the toilet, and if it still leaks, you will
probably need to have the inlet valve washer replaced.
If the water trickles into the bowl but is not coming through the overflow pipe,
it is
coming through the flush-ball valve. The rods between the ball valve and the
flushing handle may need aligning so that the ball drops straight down after the
handle has been pushed. Water will leak through into the bowl if the ball valve
is
worn or if there is dirt or rust on the ball or ball seat. If the latter, remove dirt
and
rust. If the ball is worn, turn off the water, unscrew the ball and replace it with
a
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new one.

Stopped-Up Toilet: Use a coil spring steel auger, which you can rent or
purchase at a home-care store or rental yard. Insert the auger so that the point
goes up into the trap. Turning the auger’s handle will break up the blockage or
catch it so it can be removed.
Special Note:
Oakwood Homes and its plumbing trade contractor cannot be held responsible for
stopped-up toilets.
Tubs and Surrounds
Please use the following products for regular (weekly) cleaning of your fixtures as
recommended by the manufacturer:





Spic N Span Powder
Top Job
Fantastic
Mr. Clean soft abrasive cleanser
Safer For Surfaces Comet
Warning: The use of abrasive cleaning agents can result in surface dullness or
discoloration of the finish. Do not use cleaning agents, which have an acid base.
Follow manufacturer’s directions when using cleaning agents.
Jetted Tub Cleaning

Follow manufacture recommendations for cleaning.
Helpful Hints:

Never operate the pump without sufficient water.

Consult a physician before using your whirlpool tub if you are pregnant, suffer
from heart disease, have high blood pressure or diabetes.

Excessive long hair may catch in the water returns.

Avoid use of bath oils and bubble bath powders and liquids as they can make
your whirlpool tub difficult to clean and maintain.
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
Draw your bath at least one (1) inch above the jets and do not exceed 104
degrees Fahrenheit.

Clean and disinfect the system every one (1) to two (2) months, depending on
usage. Fill tub to operating level with lukewarm water, add one (1) cup of
liquid chlorine bleach. Turn the system on for ten (10) to fifteen (15) minutes,
drain and wipe dry.
Special Notes: Never use abrasive cleaners on your tub; use auto wax to help seal and
preserve the tub surface.
Water Heater
Your water heater is covered by a warranty from its manufacturer. Please read the
operating instructions that the manufacturer provides. In the event of a leak in your
water heater, close the shut-off valve on the top of the water heater and turn off the
pilot light. Call the manufacturer listed on the front of the water heater to request
service. All water heaters, whether gas or electric, have a control mechanism to govern
water temperature. For electric heaters, the dial setting should be set at about 145
degrees. Set gas heaters on Normal. Do not store anything near the heater because it
will block airflow and create a fire hazard.
Caution: Excessively hot water can be dangerous. Monitor the temperature of the hot
water in your home and make adjustments if necessary. The water temperature can be
adjusted on the control panel of your water heater. Adjust the temperature so that
comfortably warm water is delivered. This will avoid scalding and reduce energy
costs.
While some water heaters do not require additional insulation, we suggest that you
consider an inexpensive water heater blanket when it is appropriate and permitted by
local building codes. This will save significantly on the cost of operating the water
heater. These products are available at home-care centers and hardware stores. Check
local building codes and refer to the operating manual that came with your water
heater before you add an insulating blanket.
Your water heater should be drained and flushed according to the manufacturer’s
suggestions. This simple procedure will remove accumulated silt and debris so that the
water heater is efficient and has a long life.
Windows and Sliding Glass Doors
The vinyl windows and the sliding glass doors used by Oakwood are selected due to
our high efficiency energy standards.
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Windows, of course, are a source of heat loss and you may feel cold radiating from a
properly installed and functioning window.
Due to the fact that you live in a modern, energy-efficient home, you may experience
ice buildup on windows when you have a combination of cold weather and high
humidity. This is a common occurrence, and does not necessarily indicate a defect in
the window or its installation. If you are experiencing an extreme ice buildup on your
windows, you should definitely investigate the humidity level in your home. Water
damage due to over humidification is expressly excluded from your one-year warranty
coverage.
Helpful Hints:



Keep all windowsill channels and sliding glass door tracks free of dirt and
particles for proper seal and operation. Use your vacuum’s crevice attachment
to remove any dirt in your sills. In the event you feel a draft from your sliding
glass door or windows, make sure to check the track for buildup of dirt before
requesting warranty service.
To ensure proper drainage, you should also periodically check the weep holes
in windows and doors to see that they are free of dirt.
Use a silicone spray to lubricate the tracks. Do not use WD-40.
Caution: You will damage the finish or sealed glass unit if you use solvents,
petroleum products or caustic chemicals, such as acetone or paint thinner, to clean
window or door frames. This damage is not covered by your warranty.
If you find that you have an actual draft from a window or door, please contact
Oakwood’s Customer Care. They will investigate the problem and take corrective
action, if required. Please note that some drafts are inevitable.
Windows – Acrylic Privacy Block
Acrylic privacy block windows will damage if cleaned improperly. Several popular
cleaning products will damage the acrylic blocks in Hi-Lite windows. Over time, the
chemicals work to produce cracks in the blocks. The effect is not immediate. Because
it may take two (2) to four (4) weeks for cracks to appear, you may not attribute the
damage to your cleaning product. Although a cleaning instruction label was applied to
your windows, below are cleaning procedures for your reference:

Wash only with a mild soap or detergent and lukewarm water, or a goodquality plastic cleaner such as Novus Plastic Polish, available from Hy-Lite.
Use mild soap or detergent such as Joy Dishwashing Liquid.
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
Use a clean sponge or soft cloth to minimize scratching. Rinse well with water.
Do not scrub or use brushes on this product.

Pledge furniture polish may be used after cleaning to add sparkle and to make
future cleaning easier.

Do Not Use: glass cleaners, tile cleaners, or abrasive cleaners, such as
Windex®, Tilex®, SoftScrub®, or Clean Shower®.

Do Not Use: Benzene, acetone, gasoline, or carbon tetrachloride.

Do not clean in hot sun or at elevated temperatures.
Wood Trim – Interior
Like other organic materials, wood is affected by heat, cold and extreme humidity.
Therefore, it may contract or expand with weather changes. As a result, minor
shrinkage and swelling is unavoidable.
The primary areas that may be affected include doors, baseboards, wood floors,
handrails, fireplace mantles, paneling and shelving. Slight cracks around doorways,
arches, windows, joints in door casings and nail pops around baseboards may appear.
When cleaning any wood trim, make sure to use only a clean, dry dust cloth. Use of
water or chemical cleaners may affect some finishes.
Zodiaq Quartz Surfaces
DuPont Zodiaq quartz surfaces are very easy to maintain. The quartz used in Zodiaq -- coupled with high-performance, stain-resistant polymers --- results in a durable,
nonporous, chemical-resistant surface. Zodiac is also heat and scratch resistant, but
not heat and scratch proof. Therefore, the use of a cutting board is recommended
when using a knife. Zodiaq keeps its lustrous gloss and ultra-smooth surface without
polishing. Because it is nonporous, Zodiaq does not require sealants or waxes.
For routine cleaning, use a damp cloth or paper towel and, if necessary, a small
amount of non-bleach, nonabrasive cleanser. Even though Zodiaq resists permanent
staining when exposed to liquids (such as wine, vinegar, tea, lemon juice and soda) or
fruits and vegetables, wipe up food and liquid spills as soon as possible.
For stubborn or dried spills, use a nonabrasive cleaning pad such as a white 3M
Scotch-Brite scrub pad along with Formula 409 Glass and Surface Cleaner or a
comparable cleaning product. Avoid using cleansers that contain bleach.
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Zodiaq can withstand exposure to normal cooking temperatures from pots, pans and
dishes without being damaged. To maintain the beauty of Zodiaq, do not place hot
skillets or roasting pans directly onto the surface. It is recommended to use a trivet
and/or hot pad.
For materials that have hardened and dried onto the surface (such as gum, food,
grease, nail polish or paint), remove them by gently scraping away the excess with a
plastic putty knife.
Permanent markers and inks may adhere to the surface and should be avoided. If the
permanent marker or ink stain cannot be removed with routine care, moisten a cloth
with Saniten 313 Greased Lightning or a comparable product and rub it onto the stain.
Let the cleaning agent sit for 15 minutes and wipe the surface clean with a cotton
cloth. Rinse thoroughly to remove any cleaner residue.
Avoid exposing Zodiaq quartz surfaces to strong chemicals and solvents; especially
paint removers or furniture strippers containing trichlorethane or methylene chloride.
Keep nail polish remover, bleach, bluing, permanent markers or inks, and oil soaps
away from the surface. While casual exposure to alkaline materials will not damage
Zodiaq, highly alkaline cleaners are not recommended when cleaning. If any of the
substances listed above come into contact with the surface, rinse the exposed surface
immediately and thoroughly with water.
Yearly Maintenance Schedule Overview
WEEKLY:
Carpets
Vacuum carpets in high traffic areas daily. The
build-up of dust and dirt in the carpet can
dramatically reduce the life of your carpet. Daily
to weekly vacuuming of the carpet will keep
your carpet looking better and make it last
longer.
MONTHLY:
Furnace &
Air Conditioner
For furnace safety and efficiency, inspect filter
for
dirt and debris monthly. Clean and/or replace
filters monthly. Furnace filters are available at
grocery and home care stores.
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Your Filter Size Is:
_________________________
Wood Cabinets
Apply a lemon oil based protection product to
help prevent cabinets from drying out and
developing cracks.
Plumbing
Check under kitchen and bathroom cabinets for
leaks. Check the area around the hot water heater
for leaks.
Kitchen Exhaust
Remove and clean the filter. Clean accumulated
grease deposits from the fan housing.
Fences
Inspect iron fencing for rust spots and standing
water around fence posts. Sand and touch-up rust
spots promptly. Fill in spots where water may be
standing around fence posts.
Caulking
Inspect caulking around sinks, tubs and showers.
Give special attention to the area where the tub
meets vinyl or tile flooring. Re-caulk as
necessary.
EVERY THREE MONTHS:
Exterior Doors
Oil hinges and locks if required. Inspect finish
for cracks and peeling. Use touch-up paint where
required.
Interior Doors
Lubricate hinges.
Garage Door
Lubricate hardware. Inspect mechanism for free
travel. Adjust if necessary.
Kitchen Tile Grout
Inspect for loose or missing grout. Re-grout if
necessary. Re-caulk at the edge of the back
splash if necessary.
Tiled Areas
Inspect caulked areas for missing or damaged
caulking. Re-caulk if necessary.
Faucet Aerators
Check for proper flow of water. If the flow is
reduced, clean the aerator screens. During the
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first two (2) months, the faucet aerators could
require more frequent cleaning.
Shower Doors
Inspect for proper fit. Adjust if necessary. Inspect
caulking and re-caulk if necessary.
Tub Enclosures
Inspect for proper fit. Adjust if necessary. Inspect
caulking and re-caulk if necessary.
Front Doors
Repaint if necessary. As always, call your
Homeowner’s Association before you change
any exterior color.
EVERY SIX MONTHS:
Exterior Paint
Inspect the exterior of your home for cracked or
peeling paint. Repair and repaint if necessary.
Your Homeowner’s Association may have
regulations regarding exterior colors. Please call
your Homeowner’s Association before you
change the exterior paint colors. Southern and
western exposures are more susceptible to
cracking and peeling. Repair and paint before
water and ice can get into the wood and cause
more extensive damage.
Roof
Inspect for damaged tiles after storms and high
winds. An annual inspection by a roofing
professional is recommended.
Gutters
Clean debris from gutters every six (6) months
and after storms.
Smoke Detectors
Replace the batteries every 6 months, even if the
unit tests okay. The unit will test okay when the
batteries only have a couple of days or weeks of
charge left in them. Use the old batteries in toys
or non-essential items.
YEARLY:
Furnace
After your first year of occupancy, it is a good
idea for you to contact a heating professional to
inspect your furnace on an annual basis.
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Doors
French doors and wood doors should be
repainted every year or two. Paint quality and the
amount of use of the door will determine whether
the doors should be painted annually or every
other year.
Outside Faucets
Disconnect hoses.
Sprinkler System
Don’t forget to winterize!
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Glossary of Home Maintenance Terms
Aerator
Located at the end of the kitchen and bathroom faucets, the aerator is a device that
mixes air with water to provide a smooth, splash-free flow of water. It also helps save
water. Debris may collect in the aerator and restrict the flow of water. If this happens,
unscrew the aerator and remove the debris.
AFCI
AFCI is the abbreviation for an arc fault circuit interrupter. These are special circuit
breakers that are designed to provide protection when a short circuit or overload
occurs. AFCI’s are on all bedroom circuits installed by Oakwood Homes. They can
be found in the main electrical panel.
Attic Access
The opening in the ceiling, which allows access to the attic space, is referred to as attic
access. The opening is also called a scuttle hole.
Base/Baseboard
The strip of molding or trim at the bottom of the home’s walls, the baseboard adds an
attractive finish and protects the wall from scuffs and damage from furniture or
vacuum cleaners.
Berm
A small ridge of soil that directs the flow of rain and irrigation water toward drains or
sewers is referred to as a berm. A berm is important in maintaining a lot’s proper
drainage.
Builder
The person who oversees the construction of homes in a specific community is called
the builder. The builder is responsible for assuring that the trade contractors perform
their work on time and to high standards.
Caulking
You will find this material used as a sealant around sinks, tubs and showers in your
Oakwood home. Other applications for caulking include sealing window and
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Oakwood Homes, LLC - Glossary
doorframes. The maintenance of the caulking in your home is your responsibility.
Purchase caulking compounds and tools at hardware or builder supply stores.
Caustic
Caustic is used to describe chemicals such as potash, potash lye and caustic soda,
which are sometimes used for the purpose of clearing drains. These chemicals can be
hazardous to your skin and release potentially dangerous fumes. Use them only with
caution after first reading the directions on the label.
Circuit
The electrical system in your Oakwood home is separated into individual units called
circuits. Depending on the layout of your home and the applicable electrical codes,
each circuit may be designed for a room, an area of the home, or a single appliance.
All locations in each home will not always be exactly the same as the model.
Circuit Breakers
Circuit breakers prevent an electrical overload or shorting. The circuit breaker opens
the circuit when an overload or shortage occurs and breaks the flow of electricity. It
can be reset manually by moving the circuit breaker lever to Off and then to the On
position once the source of the overload has been identified and corrected. See the
“Electrical” Section in the Home Maintenance Section of this manual for additional
information.
CC&Rs
CC&Rs are a real estate law term, which represents Covenants, Conditions and
Restrictions. CC&Rs are the various conditions that are stated on each deed to the
property. Homeowner Association rules and regulations are included in CC&Rs.
Common Areas
Most neighborhoods have areas that are common property and are owned by a
Homeowners Association or Metro District. This may include parking areas, streets,
walkways, slopes and recreational areas. The Homeowners Association or Metro
District governs the use of common areas. The Homeowners Association or Metro
District also maintains them.
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Condenser
A condenser is the unit of an air conditioning system that is located outside of the
house.
Corian®
Corian® is a man-made product, which blends natural minerals, pigments and pure
acrylic. Because it is a non-porous surface material, it is easy to clean because liquids
can’t penetrate it and stains can’t set. It provides beauty, durability and versatility.
Typically used for countertops in kitchens and bathrooms, Corian® eliminates grout
lines and replaces them with unobtrusive, hygienic joints for a seamless appearance.
Crawl Space
This is the space below main-level floors that is not a part of the standard basement. It
is also the space below wooden structural basement floors and allows proper
separation between wood and soil.
Critical Light
Natural or artificial light that strikes drywall at an oblique angle and accentuates even
the slightest variations in surface texture is referred to as critical light.
Cultured Marble
This man-made product has much of the durability and beauty of natural marble and is
often used in bathroom vanities.
Customer Care Department
The Oakwood Homes department dedicated to helping you obtain service and repairs
that are covered by the Oakwood Homes Limited Warranty is referred to as the
Customer Care Department. Personnel in this department are responsible for reviewing
warranty claims and acting on them.
Dehumidifier
A dehumidifier is a unit that removes moisture from the air. Used most often during
the summer months.
Drywall
138
The interior walls of your home are usually constructed of drywall. This material is
also referred to as gypsum board and can be textured and painted.
Efflorescence
The white, powdery substance that sometimes accumulates on stucco, masonry and
brick is called efflorescence. Excessive efflorescence can be removed by scrubbing
with a strong vinegar solution or a commercial product.
Emergencies
Emergencies are defined as situations when it is no longer safe for you to occupy your
home. These situations include electrical problems that present a danger of shock or
fire, leaking water and complete stoppage of all drains so that water can back up and
flows into the home. Please review “Procedures for Emergency Services” included in
the Customer Care Section of this manual.
Erosion
Erosion is the loss of soil due to the flow of water from rain or an irrigation system. It
can erode landscaping and change the drainage of your yard. Maintaining the original
grading of the yard can prevent most erosion.
Expansive Soil
Expansive soils in this area are subject to significant contraction and expansion during
periods of rain or drought. Compaction techniques and other measures were taken
during the site preparation of your lot prior to the start of construction of your
Oakwood home. You should avoid excessive watering and standing water in areas
with expansive soils.
Fluorescent
The lighting fixtures that provide even, soft illumination in kitchens and bathrooms
use fluorescent bulbs. In addition to their special illumination qualities, these fixtures
are more energy-efficient than traditional incandescent lighting.
Galvanized
Steel that is covered with a zinc coating to prevent rust is galvanized.
GFCI
139
GFCI is the abbreviation for a ground fault circuit interrupter. These are special
electrical circuit breakers that are designed to break the flow of electricity in the event
of a short circuit. Breaking the flow of electricity will prevent a dangerous electrical
shock. GFCIs can usually be found near bathroom sinks and tubs, in garages, and in
kitchen areas, per local building codes.
Grout
Grout is the visible porous, cement-like material between the squares of wall and floor
tile.
Gypsum Board
See “Drywall” in this Section.
Hardware
Hinges, handles, locks and other metal attachments to doors, cabinets and drawers are
referred to as hardware.
Header
The header is a relatively heavy, structural wood piece that spans open spaces such as
doors and window frames. Its purpose is to support other lumber.
HOA
Homeowner’s Association
Hollow-Core Door
Interior doors in today’s homes are often constructed of thin plywood or Masonite
sheets that are bonded to a frame. The inside, or core, of the door is hollow. This
reduces weight yet provides good insulation.
Homeowner Maintenance
The continuing maintenance that is the responsibility of the homeowner is referred to
as homeowner maintenance. Many of these maintenance procedures are outlined in the
Home Maintenance Section of this manual. If you maintain it properly, your new
Oakwood home will last a lifetime.
Humidifier
140
This appliance restores moisture to the air during the dry, winter months.
Incandescent
Lighting fixtures in your home that use traditional light bulbs are called incandescent
fixtures. Incandescent lighting is used for lamps, spot lighting and exterior lighting.
Joists
Joists are the solid wood or steel structural components of the floor and/or the ceiling
of your home.
Manufacturer’s Warranty
The appliances and certain other components of your new home are covered by
warranties that are supplied by the original manufacturers. They include components
of the plumbing and electrical systems, heating and air conditioning systems, the water
heater and other manufactured items. These warranties are passed on to you by
Oakwood Homes.
Masonry
Masonry refers to the brick, stone or stucco areas of your home. In addition to
including these materials on the exterior of your home, the term masonry is also used
if these same materials are used on chimneys or fireplaces.
Metropolitan District
A quasi-public corporation organized under the laws of the State of Colorado.
Nail Pops
The natural expansion and contraction of wood can cause the nails that hold the wall
surfaces in place to move or pop out of place. The nails can be reset and, if necessary,
touch-up paint can be applied.
Porcelain Enamel
Your tubs and sinks may be constructed of porcelain enamel. Made of a silicate paint
that is fired onto steel at high temperatures, it forms a durable, smooth, shiny and
glass-like surface. Although a porcelain enamel surface is durable, it can chip if
something is dropped onto it.
Post-Tension Slab-on-Grade Foundation
141
The concrete slab-on-grade foundation of your new home is under tension from tight
steel cables that run horizontally through the slab foundation. You can see the
connectors for the cables at the exposed edges of your slab foundation. The tension
from the cables strengthens the slab foundation and allows it to move as one unit.
Severe damage to the slab foundation, and potentially to people, could result if the
cables are cut.
Caution: Do not drill or cut through your home’s concrete slab-on-grade foundation.
Resilient Flooring
The attractive flooring that is used in kitchens and other high-traffic areas of the home
is called resilient flooring because of its cushion-like texture. It may also be referred to
as vinyl flooring. It is similar to the linoleum floors of years past, but it is easier to
care for and maintains its appearance for a longer period of time.
Return Air Vent
Because today’s homes feature almost airtight seals, the heating and air conditioning
systems require return-air vents to draw air back to the heating and cooling systems.
Ridging
Ridging refers to a visible filled joint in drywall due to natural contraction and
expansion of the materials.
Screed
The bottom edge of stucco and other siding is referred to as screed. Assure that your
sprinklers are directed well away from the screed areas of your siding.
Sealant
Sealants are commercial products that are used to seal porous materials such as
concrete, grout and mortar and protect them from penetration by moisture.
Settling
In the first several months and for years after a new home is built, some settling, or
shrinkage as it is also called, can occur as the underlying soil gains and loses moisture.
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Minor settling, or shrinkage, is normal, particularly in the first few months after a new
home is built and covers the normal drying-out process of a home.
Sheathing
Sheathing refers to the plywood that is installed as a base for flooring, shingles or roof
tiles.
Silicone
Silicone is a silicone-based substance that is used as a lubricant for applications where
oil can be damaging.
Spackle
Spackle is the putty-like material used to fill surface irregularities in drywall. Its most
common use is to fill nail holes in walls before repainting.
Stucco
The mortar-like material that covers the exteriors of many homes in this area is called
stucco. It provides excellent durability, insulation and beauty to the home. Stucco is
relatively brittle so you should avoid sharp blows to the walls. Assure that your
sprinklers are directed away from stucco to prevent water stains.
Structural Floor
A structural floor is a floor system comprised of wood joists, steel “I” beams and
plywood flooring. It is used in place of a basement slab when recommended by an
engineer.
Studs
The vertical wood structural material used in both the interior and exterior walls of a
home are referred to as studs.
Sump Pump
A pump located in the basement or lower level of your home designed to remove
accumulated water from wet soil surrounding the basement is called a sump pump.
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Oakwood installs sump pits in all homes that include a basement. Sump pumps are
installed only on an as-needed basis.
Swale
A swale is similar in purpose to a berm, but it is a depression in the ground. It is
designed to channel rain and irrigation water away from the structure and toward
sewers and drains.
Tack Strips
Tack strips are the devices between the flooring and carpeting that are used to hold
wall-to-wall carpeting in place.
Thermostat
The wall-mounted device that controls the heating and air conditioning units is called a
thermostat. By cycling the heating or air conditioning units on and off, it will maintain
the desired temperature in your home.
Toe Kick
The finish trim piece at the base of cabinets is called the toe kick.
Trade Contractor
Specialized trades people, who contract with larger builders or developers to perform
their area of specialization, build most homes. This allows the builder to select those
trades people with the highest standards and the best reputation. Healthy competition
ensures that the builder is getting the best trade contractor to do the job. Examples of
trade contractors are electricians, plumbers and roofers.
Use Easement
(Also referred to as a Side Yard Easement or Active/Passive Easement)
Each residential site has an active side and a passive side of the yard. If the passive
side of the lot next to yours is adjacent to the active side of your yard, then you have
the right to use the passive side of the adjacent lot and you have the obligation to
maintain this area, as though you owned it. If the active side of the other lot next to
yours is adjacent to the passive side of your lot, you have the obligation to maintain it,
as though the owners of such adjacent lot owned the passive side of your lot.
Your lot may have an easement over the passive side of the adjacent lot, and your lot
is subject to the same easement. Use of a passive side will include those uses
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permitted by zoning such as general recreational, picnic, social and garden area, as
though the owner of the adjacent active side owned such passive side. However, the
owner of the passive side retains the right of entry for use and maintenance of his
home, rights of drainage (such that the owner of the active side may NOT obstruct or
interfere with drainage), and the rights of support for the dwelling unit on the lot on
which the passive side is located.
The easement runs from the BACK of the lot to the FRONT of the lot and is a
minimum of 3 feet in width. The exact location of this easement will be indicated on
your Improvement Survey Certificate (or Plot Plan).
Vitreous China
The kiln-fired, pottery material that is used in most toilet bowls and tanks is referred to
as vitreous china. It is very durable and impervious to water, but can be broken by
sharp blows from hard objects.
Weep Holes
Small holes in door and window frames that allow water to drain are called weep
holes. They also allow dust to get into window and door tracks and should be kept free
of dirt and debris.
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Expectations, As Well As Assist In Resolving Any

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